STUNNING MODERN OFF-PLAN VILLA IN BALANGAN

STUNNING MODERN OFF-PLAN VILLA IN BALANGAN

Bali, Bali

$243k

Price

10.2%

ROI

3

Bedrooms

41%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 162 m²
Build: 156 m²
Est. Revenue: $49k/yr
Avg Nightly Rate: $332

Investment Analysis

Perfectly located in the central area of Balangan, this beautiful modern designed off-plan villa is built on top of a 1.62 Are land with a generous living space of 156 sqm. Away from the bustling area yet it only takes 5 minutes to drive to the famous Balangan beach, and a 10-minute drive to central of Bingin. The features an open living concept, seamlessly blending the living-dining-kitchen area. The sliding glass doors in the living area flood the space with natural light and provide a picturesque view of the beautiful swimming pool. The villa also includes a private parking area that accommodates car. Read More These villas are commercially viable properties with the amenities and design features that maximize rental yields, while also possessing the functionality and comforts of a home, furthermore a high return investment both for a short-term and long-term rental. Only 1 unit is available. Construction of the villa has already started, with a few units scheduled for completion by July 2025.

Propertia
Bali / Balangan

STUNNING MODERN OFF-PLAN VILLA IN BALANGAN

Inventory
3 Beds
Bathrooms
4 Baths
Built Area
156 m²
Land Plot
162 m²
Tenure
Lease 25yr
Yield Curve Status

Grade C+ investment — short-term rental yields 14.1% net return annually.

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The Investment

Brixfox Score54
GradeC+
Brixfox Intelligence
54C+Moderate
Score Breakdown
ROI & Yield59%
Capital Growth57%
Risk Profile56%
Market Demand54%

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
+13.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.7%
-$8K in 5yr (-3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
14.1%
$2,850/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
7.1 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$332/night
50% ($166)Brixfox estimate($332/night)200% ($664)
Occupancy
41%
10%Brixfox estimate(41%)100%

Short-Term Rental

Yearly income
$34,202
Airbnb data$332/night · 41% occupancy
Rental income
$332/night · 41% occ.
$49,469
Running costs (20%)
Utilities, cleaning, maintenance
-$9,894
Income tax (10%)
Indonesian rental income tax
-$4,947
Property tax
Annual property tax
-$426
Net income
14.1% ROI
$34,202

Long-Term Rental

Yearly income
$31,310
7 comps
Rental income
$4,572/mo
$43,890
Agency fee (10%)
Finder's fee per tenant
-$4,389
Vacancy (~8%)
1.5mo gap per tenancy
-$3,376
Income tax (10%)
Indonesian rental income tax
-$4,389
Property tax
Annual property tax
-$426
Net income
12.9% ROI
$31,310

Short-term rental earns 1.1x more but requires active management.

True all-in investment

What the headline asking price actually costs once mandatory taxes, fees, renovation, and furnishing are added. Yields rebased onto this number — closer to what you'll really earn against what you'll really pay.

Asking price$243,210
BPHTB (freehold transfer tax)$12,160
Notary & registration$1,800
Legal / due diligence$2,432
Total acquisition costs$16,392
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$3,900
($0–$7,800)
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$42,900
All-in investment$306,402

Gross yield (asking)

20.3%

True gross yield (all-in)

16.1%

Bali estimates assume freehold (Hak Milik) acquisition via PT PMA. Leasehold (Hak Sewa) deals have lower transfer costs (~1% vs 5% BPHTB). Renovation rates calibrated to Bali contractor pricing. Working capital not included.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 25 years remaining.

$1.4M$1.1M$717K$359K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $243KPeak 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 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
$235K
-3%
20 years remaining
Rental Income
+$182K
Total Position
$417K
+71%
11.4%/yr
Year 10
Capital Value
$163K
-33%
15 years remaining
Rental Income
+$392K
Total Position
$556K
+128%
8.6%/yr
Year 15
Capital Value
$84K
-65%
10 years remaining
Rental Income
+$636K
Total Position
$720K
+196%
7.5%/yr
Year 20
Capital Value
$24K
-90%
5 years remaining
Rental Income
+$919K
Total Position
$943K
+288%
7.0%/yr

Location

Bali

Balangan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
14.1% annual return
Occupancy
Weak
41% average occupancy
Nightly Rate
Strong
$332 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
162 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
25 years remaining on lease

Top Highlights

High rental yield at 14.1% — outperforms most villas in this market
Premium nightly rate of $332 — 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 41% — 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.
10.3%
$2,085/mo
40% occ.
13.8%
$2,792/mo
current
41% occ.
14.1%
$2,850/mo
current
51% occ.
17.6%
$3,557/mo

Lease Timeline

25 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.