Two beautiful mirror villas for sale

Two beautiful mirror villas for sale

Bali, Bali

$327k

Price

15.8%

ROI

6

Bedrooms

42%

Occupancy

6 Bathrooms
Ownership: leasehold
Land: 1300 m²
Build: 250 m²
Est. Revenue: $95k/yr
Avg Nightly Rate: $618

Investment Analysis

This real estate is designed recently with a great mirror concept located in a peaceful area of Tuban. It is composed of two villas next to each other, each constructed on two levels offering 3 en-suite bedrooms & bathrooms. Furnished, styled with highest standards of luxury and comfort.

Kibarer
Bali / Tuban

Two beautiful mirror villas for sale

Inventory
6 Beds
Bathrooms
6 Baths
Built Area
250 m²
Land Plot
1300 m²
Tenure
Lease 12yr
Yield Curve Status

Grade B investment — long-term rental yields 30.0% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score63
GradeB
Brixfox Intelligence
63BStrong
Score Breakdown
ROI & Yield69%
Capital Growth66%
Risk Profile65%
Market Demand63%

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
+8.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-11.5%
-$188K in 5yr (-57%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
20.1%
$5,490/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
5.0 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$618/night
50% ($309)Brixfox estimate($618/night)200% ($1236)
Occupancy
42%
10%Brixfox estimate(42%)100%

Short-Term Rental

Yearly income
$65,882
Airbnb data$618/night · 42% occupancy
Rental income
$618/night · 42% occ.
$94,936
Running costs (20%)
Utilities, cleaning, maintenance
-$18,987
Income tax (10%)
Indonesian rental income tax
-$9,494
Property tax
Annual property tax
-$573
Net income
20.1% ROI
$65,882

Long-Term Rental

Yearly income
$463,741
2 comps
Rental income
$66,889/mo
$642,136
Agency fee (10%)
Finder's fee per tenant
-$64,214
Vacancy (~8%)
1.5mo gap per tenancy
-$49,395
Income tax (10%)
Indonesian rental income tax
-$64,214
Property tax
Annual property tax
-$573
Net income
30.0% ROI
$463,741

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 12 years remaining.

$1.1M$806K$538K$269K$0Yr 0Yr 5Yr 10Purchase PriceIlliquid zoneUnsellableToday: $327KPeak 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 5: 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
$139K
-57%
7 years remaining
Rental Income
+$350K
Total Position
$489K
+49%
8.3%/yr
Year 10
Capital Value
$29K
-91%
2 years remaining
Rental Income
+$755K
Total Position
$785K
+140%
9.1%/yr
Leasehold Alert
Only 12 years remaining — very difficult to resell. The best strategy is to maximise rental income and factor lease renewal (~$50–150K) into your ROI.

Location

Bali

Tuban, Approximate area

Loading Map...

Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
20.1% annual return
Occupancy
Weak
42% average occupancy
Nightly Rate
Strong
$618 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
1300 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Average
12 years remaining on lease

Top Highlights

High rental yield at 20.1% — outperforms most Bali villas
Premium nightly rate of $618 — 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 42% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
14.3%
$3,899/mo
40% occ.
19.1%
$5,214/mo
42% occ.
20.1%
$5,490/mo
current
52% occ.
24.9%
$6,806/mo

Lease Timeline

12 years remaining
Illiquid Zone

Only 12 years left — very difficult to resell. Consider maximizing rental income or negotiating a lease extension (~$50-150K).

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.