Kibarer
Bali / Kerobokan

Charming and Comfortable Villa for Lease in Kerobokan

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
255 m²
Land Plot
540 m²
Tenure
Lease 13yr
Yield Curve Status

Grade C+ — 4%/yr capital appreciation in Bali.

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The Investment

Brixfox Score51
GradeC+
Brixfox Intelligence
51C+Moderate
Score Breakdown
ROI & Yield56%
Capital Growth54%
Risk Profile53%
Market Demand51%

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
-10.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-10.7%
-$2730.0M in 5yr (-54%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
-0.2%
$-740,070/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
—
Rental only

Income Breakdown

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Nightly Rate (ADR)
$229/night
50% ($114)Brixfox estimate($229/night)200% ($458)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Yearly income
$-8,880,840
Airbnb data$229/night · 51% occupancy
Rental income
$229/night · 51% occ.
$39,188
Running costs (20%)
Utilities, cleaning, maintenance
-$7,838
Income tax (10%)
Indonesian rental income tax
-$3,919
Property tax
Annual property tax
-$8,908,272
Net income
-0.2% ROI
$-8,880,840

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

Growth & Exit Strategy

How your investment grows over time

Leasehold with 13 years remaining.

$5854.0M$4390.5M$2927.0M$1463.5M$0Yr 0Yr 5Yr 10Purchase PriceIlliquid zoneUnsellableToday: $5090.4MPeak Capital Value: Now
Leasehold value decline
Resale value of your property as the lease shortens. Drops steeply in the final years.
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
$2360.5M
-54%
8 years remaining
Year 10
Capital Value
$586.4M
-88%
3 years remaining
Leasehold Alert
Only 13 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

Kerobokan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
-0.2% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Strong
$229 per night
Size & Space
Strong
540 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Average
13 years remaining on lease

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Risks & What-If

What if occupancy changes?

Owner Managed scenario

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Lease Timeline

13 years remaining
Illiquid Zone

Only 13 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.