Beautiful Charming Two Villas for Sale in Kerobokan

Beautiful Charming Two Villas for Sale in Kerobokan

Bali, Bali

$179k

Price

11.1%

ROI

3

Bedrooms

45%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 240 m²
Build: 190 m²
Est. Revenue: $37k/yr
Avg Nightly Rate: $226

Investment Analysis

These two villas are newly renovated and located in a quiet neighborhood. These two villas come with 45 years leasehold! It is rare to find property with such a long lease in Bali! The villas are being sold together fully furnished with everything pictured and more included (one is a one-bedroom/one bathroom villa and the other is a two bedroom/one bath villa). They both rent easily while providing a good ROI and come fully prepared for you or your guests with linens, smart TVs, mattresses, couches, tables, cookware, and everything else needed to continue bringing in income or to move in yourself. All is included. It is a complete package. They are designed with chic, modern taste that provides day-to-day luxury and comfort. These two villas are completely private from each other with separate entrances with shared parking area for a car and motorbike or several motorbikes. Each villa has its own private pool. This is great opportunity to live in one villa and rent the other or to rent both. The property generously offers 6 AC units, 2 spacious living areas, 2 spacious dining areas, 2 kitchens, 2 swimming pools, storage, water source from deep well, electricity 2 x 7.700 W, high-speed Wi-fi, and granite countertops. There is also a 1 are garden is rented yearly from the neighbor for a low price (the garden area is on the other side of the wooden bridge.) This is a great option available in a prime area of Bali. Ideal to buy as a home or as a rental business. Just 10 minutes away from Seminyak beach and 25 minutes from the international airport. (Also available to purchase separately) Read More Read Less Facilities wifi Wifi pool Pool kitchen Kitchen ac_unit Air Conditioner power Electricity free_breakfast Dining Area water_drop Water Source live_tv Cable Tv two_wheeler Parking / Carport hot_tub Bath Tub public Internet drive_eta Garage security Security Distance by Car 10 minutes Beach 25 minutes Airport 5 minutes Market Specification Code VL1909 Location Kerobokan Year Built 2018 Sell in Furnish Fully Furnished Status Leasehold / 40 years Land Size 2.4 are sqm sq ft Building Size 190 sqm are sq ft Back

Kibarer
Bali / Kerobokan
Long Lease

Beautiful Charming Two Villas for Sale in Kerobokan

Inventory
3 Beds
Bathrooms
2 Baths
Built Area
190 m²
Land Plot
240 m²
Tenure
Lease 40yr
Yield Curve Status

Grade C+ investment — short-term rental yields 14.5% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score46
GradeC+
Brixfox Intelligence
46C+Moderate
Score Breakdown
ROI & Yield51%
Capital Growth48%
Risk Profile49%
Market Demand46%

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
+17.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.2%
+$28K in 5yr (+16%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
14.5%
$2,153/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
6 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
6.9 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$226/night
50% ($113)Brixfox estimate($226/night)200% ($453)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$25,835
Airbnb data$226/night · 45% occupancy
Rental income
$226/night · 45% occ.
$37,353
Running costs (20%)
Utilities, cleaning, maintenance
-$7,471
Income tax (10%)
Indonesian rental income tax
-$3,735
Property tax
Annual property tax
-$313
Net income
14.5% ROI
$25,835

Long-Term Rental

Yearly income
$17,573
47 comps
Rental income
$2,577/mo
$24,735
Agency fee (10%)
Finder's fee per tenant
-$2,473
Vacancy (~8%)
1.5mo gap per tenancy
-$1,903
Income tax (10%)
Indonesian rental income tax
-$2,473
Property tax
Annual property tax
-$313
Net income
9.8% ROI
$17,573

Short-term rental earns 1.5x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 40 years remaining.

$2.2M$1.7M$1.1M$560K$0Yr 0Yr 10Yr 20Yr 30Yr 40Purchase PriceIlliquid zoneUnsellableToday: $179KPeak Capital Value: Yr 15 ($250K)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 7: 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
$207K
+16%
35 years remaining
Rental Income
+$137K
Total Position
$344K
+93%
14.0%/yr
Year 10
Capital Value
$240K
+34%
30 years remaining
Rental Income
+$296K
Total Position
$536K
+200%
11.6%/yr
Year 15Peak
Capital Value
$250K
+40%
25 years remaining
Rental Income
+$480K
Total Position
$731K
+309%
9.8%/yr
Year 20
Capital Value
$242K
+35%
20 years remaining
Rental Income
+$694K
Total Position
$936K
+424%
8.6%/yr

Location

Bali

Kerobokan, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
14.5% annual return
Occupancy
Average
45% average occupancy
Nightly Rate
Strong
$226 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Average
240 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
40 years remaining on lease

Top Highlights

High rental yield at 14.5% — outperforms most Bali villas
Premium nightly rate of $226 — positioned in the top tier
40+ 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.
9.5%
$1,420/mo
40% occ.
12.8%
$1,903/mo
45% occ.
14.5%
$2,153/mo
current
55% occ.
17.7%
$2,635/mo

Lease Timeline

40 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.