OFF-PLAN 2 BEDROOMS APARTMENT IN KINTAMANI

OFF-PLAN 2 BEDROOMS APARTMENT IN KINTAMANI

Bali, Bali

$254k

Price

10.1%

ROI

2

Bedrooms

49%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 400 m²
Build: 180 m²
Est. Revenue: $41k/yr
Avg Nightly Rate: $232

Investment Analysis

Discover luxury in Kintamani's off-plan 2-bedroom apartment on the first floor. This residence features two bathrooms, a sauna, shower, and hot tub for ultimate relaxation. A fully equipped kitchen complements the stunning mountain views from the private balcony. Enjoy security with a one-gate system and unwind at the pool. Your ideal mountain retreat awaits! With total land size 400 sqm Leasehold lease for 30 year ( extendable 20 year)

Kibarer
Bali / Kintamani

OFF-PLAN 2 BEDROOMS APARTMENT IN KINTAMANI

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
180 m²
Land Plot
400 m²
Tenure
Lease 30yr
Yield Curve Status

Grade C investment — short-term rental yields 11.2% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score43
GradeC
Brixfox Intelligence
43CModerate
Score Breakdown
ROI & Yield47%
Capital Growth45%
Risk Profile46%
Market Demand43%

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.

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+12.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.9%
+$11K in 5yr (+4%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
11.2%
$2,369/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
9.0 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$232/night
50% ($116)Brixfox estimate($232/night)200% ($464)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Yearly income
$28,426
Airbnb data$232/night · 49% occupancy
Rental income
$232/night · 49% occ.
$41,244
Running costs (20%)
Utilities, cleaning, maintenance
-$8,249
Income tax (10%)
Indonesian rental income tax
-$4,124
Property tax
Annual property tax
-$445
Net income
11.2% ROI
$28,426

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

Growth & Exit Strategy

How your investment grows over time

Leasehold with 30 years remaining.

$1.6M$1.2M$778K$389K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Purchase PriceIlliquid zoneUnsellableToday: $254KPeak Capital Value: Yr 5 ($265K)Paid 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 9: 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 5Peak
Capital Value
$265K
+4%
25 years remaining
Rental Income
+$151K
Total Position
$416K
+64%
10.4%/yr
Year 10
Capital Value
$256K
+1%
20 years remaining
Rental Income
+$326K
Total Position
$582K
+129%
8.6%/yr
Year 15
Capital Value
$178K
-30%
15 years remaining
Rental Income
+$529K
Total Position
$707K
+178%
7.1%/yr
Year 20
Capital Value
$92K
-64%
10 years remaining
Rental Income
+$764K
Total Position
$856K
+236%
6.3%/yr

Location

Bali

Kintamani, 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
11.2% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Strong
$232 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Good
400 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
30 years remaining on lease

Top Highlights

High rental yield at 11.2% — outperforms most Bali villas
Premium nightly rate of $232 — 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 49% — 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.
6.8%
$1,446/mo
40% occ.
9.2%
$1,940/mo
49% occ.
11.2%
$2,369/mo
current
59% occ.
13.5%
$2,863/mo

Lease Timeline

30 years remaining
Safe Zone

Your lease is in the safe zone. The property is liquid on the resale market and maintains strong valuation.

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.