Beautiful Three Bedrooms Villa for Sale in Gianyar

Beautiful Three Bedrooms Villa for Sale in Gianyar

Bali, Bali

$309k

Price

16.2%

ROI

3

Bedrooms

75%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 840 m²
Build: 312 m²
Est. Revenue: $74k/yr
Avg Nightly Rate: $268

Investment Analysis

This beautiful real estate is located in a quiet and peaceful area of Gianyar. This gorgeous villa features 3 spacious and cozy bedrooms with 4 classy bathrooms. It is fully furnished and decorated in a great taste with expensive furnishing and interior which provides great luxury and comfort.

Kibarer
Bali / Gianyar

Beautiful Three Bedrooms Villa for Sale in Gianyar

Inventory
3 Beds
Bathrooms
4 Baths
Built Area
312 m²
Land Plot
840 m²
Tenure
Lease 18yr
Yield Curve Status

Grade B investment — short-term rental yields 16.6% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score65
GradeB
Brixfox Intelligence
65BStrong
Score Breakdown
ROI & Yield72%
Capital Growth68%
Risk Profile67%
Market Demand65%

The Brixfox Score is our proprietary AI-powered rating that evaluates rental ROI, capital appreciation potential, risk factors, and local market dynamics to give you a single investment quality metric.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+9.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-7.1%
-$110K in 5yr (-36%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
16.6%
$4,267/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
6.0 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$268/night
50% ($134)Brixfox estimate($268/night)200% ($537)
Occupancy
75%
10%Brixfox estimate(75%)100%

Short-Term Rental

Yearly income
$51,205
Airbnb data$268/night · 75% occupancy
Rental income
$268/night · 75% occ.
$73,923
Running costs (20%)
Utilities, cleaning, maintenance
-$14,785
Income tax (10%)
Indonesian rental income tax
-$7,392
Property tax
Annual property tax
-$540
Net income
16.6% ROI
$51,205

Long-Term Rental

Yearly income
$41,411
18 comps
Rental income
$6,044/mo
$58,018
Agency fee (10%)
Finder's fee per tenant
-$5,802
Vacancy (~8%)
1.5mo gap per tenancy
-$4,463
Income tax (10%)
Indonesian rental income tax
-$5,802
Property tax
Annual property tax
-$540
Net income
13.4% ROI
$41,411

Short-term rental earns 1.2x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 18 years remaining.

$1.4M$1.0M$689K$345K$0Yr 0Yr 5Yr 10Yr 15Purchase PriceIlliquid zoneUnsellableToday: $309KPeak Capital Value: NowPaid back2x Return
Leasehold value decline
Resale value of your property as the lease shortens. Drops steeply in the final years.
Rental income
Cumulative net rental earnings collected over time, growing with annual revenue increases.
Total return
Capital value + rental income. Your actual total position if you sold and kept all rent.
Paid back
Year 6: cumulative rental income has repaid the full purchase price.
Illiquid zone
Under 15 years remaining. Hard to sell — banks won't lend, fewer buyers, and steep discounts required.
Unsellable
Under 5 years remaining. Effectively worthless on the open market. No financing, no buyers.
Year 5
Capital Value
$199K
-36%
13 years remaining
Rental Income
+$272K
Total Position
$471K
+52%
8.8%/yr
Year 10
Capital Value
$92K
-70%
8 years remaining
Rental Income
+$587K
Total Position
$679K
+120%
8.2%/yr
Year 15
Capital Value
$23K
-93%
3 years remaining
Rental Income
+$952K
Total Position
$975K
+216%
8.0%/yr
Leasehold Alert
With 18 years remaining, the property is approaching the illiquid zone. Consider your exit strategy within the next 3 years.

Location

Bali

Gianyar, Approximate area

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Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
16.6% annual return
Occupancy
Strong
75% average occupancy
Nightly Rate
Strong
$268 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
840 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
18 years remaining on lease

Top Highlights

High rental yield at 16.6% — outperforms most Bali villas
Strong occupancy at 75% — consistent booking demand
Premium nightly rate of $268 — positioned in the top tier

Watch Out

Secondary location — rental demand may be lower than premium areas
STR zoning not confirmed — verify before purchasing for short-term rental use

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

55% occ.
12.1%
$3,125/mo
65% occ.
14.4%
$3,696/mo
75% occ.
16.6%
$4,267/mo
current
85% occ.
18.8%
$4,838/mo

Lease Timeline

18 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 3 years while the property is still easy to sell.

ℹ️

Financing note: Banks generally do not finance leasehold properties, regardless of the remaining duration. Buyers must purchase with cash or alternative financing.

25+ yr: Safe
15-25yr: Caution
<15yr: Illiquid

Data Sources & Methodology

ROI calculations use verified Brixfox Intelligence rental data from a 12-month trailing window. Opex: 20% owner-managed, 45% fully-managed. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Bali may impact actual yields.