Off-Plan 3-Bedroom Villa Oasis in Kedungu's Serenity

Off-Plan 3-Bedroom Villa Oasis in Kedungu's Serenity

Bali, Bali

$301k

Price

11.5%

ROI

3

Bedrooms

55%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 274 m²
Build: 215 m²
Est. Revenue: $52k/yr
Avg Nightly Rate: $257

Investment Analysis

Discover serenity in this off-plan villa boasting three bedrooms, situated in the picturesque locale of Kedungu. Embodying a fusion of modern design and natural beauty, this villa promises an idyllic retreat from the bustle of everyday life.

Kibarer
Bali / Kedungu

Off-Plan 3-Bedroom Villa Oasis in Kedungu's Serenity

Inventory
3 Beds
Bathrooms
4 Baths
Built Area
215 m²
Land Plot
274 m²
Tenure
Lease 28yr
Yield Curve Status

Grade C investment — short-term rental yields 11.8% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score37
GradeC
Brixfox Intelligence
37CModerate
Score Breakdown
ROI & Yield41%
Capital Growth39%
Risk Profile40%
Market Demand37%

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
+12.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.3%
+$4K in 5yr (+1%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
11.8%
$2,964/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
8.5 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$257/night
50% ($128)Brixfox estimate($257/night)200% ($513)
Occupancy
55%
10%Brixfox estimate(55%)100%

Short-Term Rental

Yearly income
$35,573
Airbnb data$257/night · 55% occupancy
Rental income
$257/night · 55% occ.
$51,571
Running costs (20%)
Utilities, cleaning, maintenance
-$10,314
Income tax (10%)
Indonesian rental income tax
-$5,157
Property tax
Annual property tax
-$527
Net income
11.8% ROI
$35,573

Long-Term Rental

Yearly income
$9,853
31 comps
Rental income
$1,495/mo
$14,355
Agency fee (10%)
Finder's fee per tenant
-$1,435
Vacancy (~8%)
1.5mo gap per tenancy
-$1,104
Income tax (10%)
Indonesian rental income tax
-$1,435
Property tax
Annual property tax
-$527
Net income
3.3% ROI
$9,853

Short-term rental earns 3.6x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 28 years remaining.

$1.8M$1.3M$878K$439K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $301KPeak Capital Value: Yr 3 ($309K)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 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
$305K
+1%
23 years remaining
Rental Income
+$189K
Total Position
$494K
+64%
10.4%/yr
Year 10
Capital Value
$266K
-12%
18 years remaining
Rental Income
+$408K
Total Position
$673K
+124%
8.4%/yr
Year 15
Capital Value
$171K
-43%
13 years remaining
Rental Income
+$662K
Total Position
$833K
+176%
7.0%/yr
Year 20
Capital Value
$79K
-74%
8 years remaining
Rental Income
+$956K
Total Position
$1.0M
+244%
6.4%/yr

Location

Bali

Kedungu, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
11.8% annual return
Occupancy
Average
55% average occupancy
Nightly Rate
Strong
$257 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Average
274 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
28 years remaining on lease

Top Highlights

High rental yield at 11.8% — outperforms most Bali villas
Premium nightly rate of $257 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 55% — 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

35% occ.
7.5%
$1,872/mo
45% occ.
9.6%
$2,418/mo
55% occ.
11.8%
$2,964/mo
current
65% occ.
14.0%
$3,511/mo

Lease Timeline

28 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.