Prestigious Off Plan 3 Bedroom Villas in Kerobokan

Prestigious Off Plan 3 Bedroom Villas in Kerobokan

Bali, Bali

$177k

Price

12.7%

ROI

3

Bedrooms

52%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 145 m²
Build: 123 m²
Est. Revenue: $81k/yr
Avg Nightly Rate: $428

Investment Analysis

Indulge in the epitome of luxury living with our exclusive off-plan villas nestled in Kerobokan.

Kibarer
Bali / Kerobokan

Prestigious Off Plan 3 Bedroom Villas in Kerobokan

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
123 m²
Land Plot
145 m²
Tenure
Lease 17yr
Yield Curve Status

Grade B investment — short-term rental yields 30.0% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score57
GradeB
Brixfox Intelligence
57BStrong
Score Breakdown
ROI & Yield63%
Capital Growth60%
Risk Profile59%
Market Demand57%

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.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+24.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-7.8%
-$69K in 5yr (-39%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
30.0%
$4,693/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
4 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
3.1 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$428/night
50% ($214)Brixfox estimate($428/night)200% ($856)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Yearly income
$56,313
Airbnb data$428/night · 52% occupancy
Rental income
$428/night · 52% occ.
$80,889
Running costs (20%)
Utilities, cleaning, maintenance
-$16,178
Income tax (10%)
Indonesian rental income tax
-$8,089
Property tax
Annual property tax
-$309
Net income
30.0% ROI
$56,313

Long-Term Rental

Yearly income
$5,456
31 comps
Rental income
$831/mo
$7,973
Agency fee (10%)
Finder's fee per tenant
-$797
Vacancy (~8%)
1.5mo gap per tenancy
-$613
Income tax (10%)
Indonesian rental income tax
-$797
Property tax
Annual property tax
-$309
Net income
3.1% ROI
$5,456

Short-term rental earns 10.3x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 17 years remaining.

$1.4M$1.1M$705K$352K$0Yr 0Yr 5Yr 10Yr 15Purchase PriceIlliquid zoneUnsellableToday: $177KPeak 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 4: 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
$108K
-39%
12 years remaining
Rental Income
+$299K
Total Position
$407K
+130%
18.2%/yr
Year 10
Capital Value
$46K
-74%
7 years remaining
Rental Income
+$646K
Total Position
$691K
+292%
14.6%/yr
Year 15
Capital Value
$10K
-95%
2 years remaining
Rental Income
+$1.0M
Total Position
$1.1M
+499%
12.7%/yr
Leasehold Alert
With 17 years remaining, the property is approaching the illiquid zone. Consider your exit strategy within the next 2 years.

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
30.0% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Strong
$428 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
145 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
17 years remaining on lease

Top Highlights

High rental yield at 30.0% — outperforms most Bali villas
Premium nightly rate of $428 — positioned in the top tier

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 52% — 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

32% occ.
19.5%
$2,870/mo
42% occ.
25.7%
$3,782/mo
52% occ.
31.9%
$4,693/mo
current
62% occ.
38.1%
$5,604/mo

Lease Timeline

17 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 2 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.