Charming Two Bedrooms Apartment for Sale in Kerobokan

Charming Two Bedrooms Apartment for Sale in Kerobokan

Bali, Bali

$102k

Price

16.4%

ROI

2

Bedrooms

53%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 300 m²
Build: 90 m²
Est. Revenue: $30k/yr
Avg Nightly Rate: $154

Investment Analysis

This charmingly beautiful real estate apartment with rumah kost permit is located in a peaceful neighborhood of Kerobokan.

Kibarer
Bali / Kerobokan

Charming Two Bedrooms Apartment for Sale in Kerobokan

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
90 m²
Land Plot
300 m²
Tenure
Lease 14yr
Yield Curve Status

Grade B investment — short-term rental yields 20.5% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score64
GradeB
Brixfox Intelligence
64BStrong
Score Breakdown
ROI & Yield70%
Capital Growth67%
Risk Profile66%
Market Demand64%

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
+10.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-10.1%
-$52K in 5yr (-51%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
20.5%
$1,737/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
4.9 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$154/night
50% ($77)Brixfox estimate($154/night)200% ($308)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Yearly income
$20,839
Airbnb data$154/night · 53% occupancy
Rental income
$154/night · 53% occ.
$30,025
Running costs (20%)
Utilities, cleaning, maintenance
-$6,005
Income tax (10%)
Indonesian rental income tax
-$3,002
Property tax
Annual property tax
-$178
Net income
20.5% ROI
$20,839

Long-Term Rental

Yearly income
$19,404
47 comps
Rental income
$2,821/mo
$27,081
Agency fee (10%)
Finder's fee per tenant
-$2,708
Vacancy (~8%)
1.5mo gap per tenancy
-$2,083
Income tax (10%)
Indonesian rental income tax
-$2,708
Property tax
Annual property tax
-$178
Net income
19.0% ROI
$19,404

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 14 years remaining.

$409K$307K$205K$102K$0Yr 0Yr 5Yr 10Purchase PriceIlliquid zoneUnsellableToday: $102KPeak 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 5: 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
$50K
-51%
9 years remaining
Rental Income
+$111K
Total Position
$161K
+58%
9.6%/yr
Year 10
Capital Value
$14K
-87%
4 years remaining
Rental Income
+$239K
Total Position
$253K
+148%
9.5%/yr
Leasehold Alert
Only 14 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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Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
20.5% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Good
$154 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Average
300 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Average
14 years remaining on lease

Top Highlights

High rental yield at 20.5% — outperforms most Bali villas
Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 53% — 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

33% occ.
12.7%
$1,081/mo
43% occ.
16.6%
$1,409/mo
53% occ.
20.5%
$1,737/mo
current
63% occ.
24.3%
$2,064/mo

Lease Timeline

14 years remaining
Illiquid Zone

Only 14 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.