Kibarer
Bali / Kerobokan

Brand new modern two bedroom leasehold villa in Kerobokan

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
142 m²
Land Plot
150 m²
Tenure
Lease 19yr
Yield Curve Status

Grade B — 4%/yr capital appreciation in Bali.

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The Investment

Brixfox Score62
GradeB
Brixfox Intelligence
62BStrong
Score Breakdown
ROI & Yield68%
Capital Growth65%
Risk Profile64%
Market Demand62%

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
-6.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-6.6%
-$987.6M in 5yr (-33%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
-0.2%
$-437,734/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
18 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)
$112/night
50% ($56)Brixfox estimate($112/night)200% ($224)
Occupancy
77%
10%Brixfox estimate(77%)100%

Short-Term Rental

Yearly income
$-5,252,810
Airbnb data$112/night · 77% occupancy
Rental income
$112/night · 77% occ.
$24,717
Running costs (20%)
Utilities, cleaning, maintenance
-$4,943
Income tax (10%)
Indonesian rental income tax
-$2,472
Property tax
Annual property tax
-$5,270,112
Net income
-0.2% ROI
$-5,252,810

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 19 years remaining.

$3463.2M$2597.4M$1731.6M$865.8M$0Yr 0Yr 5Yr 10Yr 15Purchase PriceIlliquid zoneUnsellableToday: $3011.5MPeak 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
$2023.9M
-33%
14 years remaining
Year 10
Capital Value
$997.1M
-67%
9 years remaining
Year 15
Capital Value
$272.0M
-91%
4 years remaining
Leasehold Alert
With 19 years remaining, the property is approaching the illiquid zone. Consider your exit strategy within the next 4 years.

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
Strong
77% average occupancy
Nightly Rate
Average
$112 per night
Size & Space
Weak
150 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
19 years remaining on lease

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Risks & What-If

What if occupancy changes?

Owner Managed scenario

Sensitivity analysis requires Pro

Lease Timeline

19 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 4 years while the property is still easy to sell.

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.