Brand New Three-Bedroom Long Lease Charming Estate in Kedungu

Brand New Three-Bedroom Long Lease Charming Estate in Kedungu

Bali, Bali

$352k

Price

5.6%

ROI

3

Bedrooms

45%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 250 m²
Build: 185 m²
Est. Revenue: $39k/yr
Avg Nightly Rate: $235

Investment Analysis

Tucked away in the peaceful and fast-growing area of Kedungu, this brand new three-bedroom estate offers an elegant blend of tropical charm, sustainable design, and refined craftsmanship.

Kibarer
Bali / Kedungu
Long Lease

Brand New Three-Bedroom Long Lease Charming Estate in Kedungu

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
185 m²
Land Plot
250 m²
Tenure
Lease 38yr
Yield Curve Status

Grade C investment — short-term rental yields 7.5% net return annually.

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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
+10.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.2%
+$56K in 5yr (+16%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.5%
$2,204/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
13.3 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$235/night
50% ($117)Brixfox estimate($235/night)200% ($470)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$26,450
Airbnb data$235/night · 45% occupancy
Rental income
$235/night · 45% occ.
$38,665
Running costs (20%)
Utilities, cleaning, maintenance
-$7,733
Income tax (10%)
Indonesian rental income tax
-$3,867
Property tax
Annual property tax
-$616
Net income
7.5% ROI
$26,450

Long-Term Rental

Yearly income
$16,575
36 comps
Rental income
$2,477/mo
$23,775
Agency fee (10%)
Finder's fee per tenant
-$2,377
Vacancy (~8%)
1.5mo gap per tenancy
-$1,829
Income tax (10%)
Indonesian rental income tax
-$2,377
Property tax
Annual property tax
-$616
Net income
4.7% ROI
$16,575

Short-term rental earns 1.6x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 38 years remaining.

$2.1M$1.6M$1.1M$526K$0Yr 0Yr 10Yr 20Yr 30Purchase PriceIlliquid zoneUnsellableToday: $352KPeak Capital Value: Yr 13 ($465K)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 12: 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
$408K
+16%
33 years remaining
Rental Income
+$140K
Total Position
$548K
+56%
9.3%/yr
Year 10
Capital Value
$454K
+29%
28 years remaining
Rental Income
+$303K
Total Position
$757K
+115%
8.0%/yr
Year 15
Capital Value
$460K
+31%
23 years remaining
Rental Income
+$492K
Total Position
$952K
+171%
6.9%/yr
Year 20
Capital Value
$400K
+14%
18 years remaining
Rental Income
+$711K
Total Position
$1.1M
+216%
5.9%/yr

Location

Bali

Kedungu, Approximate area

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Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.5% annual return
Occupancy
Average
45% average occupancy
Nightly Rate
Strong
$235 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Average
250 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
38 years remaining on lease

Top Highlights

Premium nightly rate of $235 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
38+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 45% — 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.
4.9%
$1,449/mo
40% occ.
6.6%
$1,949/mo
45% occ.
7.5%
$2,204/mo
current
55% occ.
9.2%
$2,704/mo

Lease Timeline

38 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.