Beautiful Three Bedrooms Villa for Sale in Gianyar

Beautiful Three Bedrooms Villa for Sale in Gianyar

Bali, Bali

$309k

Price

11.0%

ROI

3

Bedrooms

44%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 840 m²
Build: 312 m²
Est. Revenue: $51k/yr
Avg Nightly Rate: $317

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 — long-term rental yields 13.4% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score57
GradeB
Brixfox Intelligence
57BStrong
Score Breakdown
ROI & Yield63%
Capital Growth60%
Risk Profile59%
Market Demand57%

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
+4.3%
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
11.4%
$2,931/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
14 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
8.8 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$317/night
50% ($158)Brixfox estimate($317/night)200% ($633)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Yearly income
$35,170
Airbnb data$317/night · 44% occupancy
Rental income
$317/night · 44% occ.
$51,014
Running costs (20%)
Utilities, cleaning, maintenance
-$10,203
Income tax (10%)
Indonesian rental income tax
-$5,101
Property tax
Annual property tax
-$540
Net income
11.4% ROI
$35,170

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

Long-term rental earns more with lower risk and less effort.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 18 years remaining.

$947K$710K$474K$237K$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 8: 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
+$187K
Total Position
$386K
+25%
4.5%/yr
Year 10
Capital Value
$92K
-70%
8 years remaining
Rental Income
+$403K
Total Position
$495K
+60%
4.8%/yr
Year 15
Capital Value
$23K
-93%
3 years remaining
Rental Income
+$654K
Total Position
$677K
+119%
5.4%/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
11.4% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Strong
$317 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 11.4% — outperforms most Bali villas
Premium nightly rate of $317 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 44% — factor in seasonal gaps

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

30% occ.
7.7%
$1,977/mo
40% occ.
10.3%
$2,651/mo
44% occ.
11.4%
$2,931/mo
current
54% occ.
14.0%
$3,605/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.