Spacious and Stylish 4 Bedroom Villa in Kerobokan for Sale

Spacious and Stylish 4 Bedroom Villa in Kerobokan for Sale

Bali, Bali

$679k

Price

10.5%

ROI

4

Bedrooms

68%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 800 m²
Build: 550 m²
Est. Revenue: $105k/yr
Avg Nightly Rate: $427

Investment Analysis

This stylish and spacious real estate is located in a quiet area of Kerobokan. This gorgeous villa features 4 spacious, comfortable and cozy bedrooms with 3 classy bathrooms, there is an option to make more bedroom as well. It is fully furnished in a great taste with exquisite furnishing and interior that provides chic luxury and comfort.

Kibarer
Bali / Kerobokan

Spacious and Stylish 4 Bedroom Villa in Kerobokan for Sale

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

Grade B investment — short-term rental yields 10.7% 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
+10.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.7%
-$23K in 5yr (-3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.7%
$6,048/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
9.4 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$427/night
50% ($213)Brixfox estimate($427/night)200% ($854)
Occupancy
68%
10%Brixfox estimate(68%)100%

Short-Term Rental

Yearly income
$72,570
Airbnb data$427/night · 68% occupancy
Rental income
$427/night · 68% occ.
$105,369
Running costs (20%)
Utilities, cleaning, maintenance
-$21,074
Income tax (10%)
Indonesian rental income tax
-$10,537
Property tax
Annual property tax
-$1,188
Net income
10.7% ROI
$72,570

Long-Term Rental

Yearly income
$45,402
30 comps
Rental income
$6,712/mo
$64,433
Agency fee (10%)
Finder's fee per tenant
-$6,443
Vacancy (~8%)
1.5mo gap per tenancy
-$4,956
Income tax (10%)
Indonesian rental income tax
-$6,443
Property tax
Annual property tax
-$1,188
Net income
6.7% ROI
$45,402

Short-term rental earns 1.6x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 25 years remaining.

$3.0M$2.3M$1.5M$761K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $679KPeak 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 9: 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
$656K
-3%
20 years remaining
Rental Income
+$385K
Total Position
$1.0M
+53%
8.9%/yr
Year 10
Capital Value
$456K
-33%
15 years remaining
Rental Income
+$832K
Total Position
$1.3M
+90%
6.6%/yr
Year 15
Capital Value
$235K
-65%
10 years remaining
Rental Income
+$1.3M
Total Position
$1.6M
+133%
5.8%/yr
Year 20
Capital Value
$68K
-90%
5 years remaining
Rental Income
+$1.9M
Total Position
$2.0M
+197%
5.6%/yr

Location

Bali

Kerobokan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
10.7% annual return
Occupancy
Good
68% average occupancy
Nightly Rate
Strong
$427 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
800 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
25 years remaining on lease

Top Highlights

High rental yield at 10.7% — outperforms most Bali villas
Premium nightly rate of $427 — 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
STR zoning not confirmed — verify before purchasing for short-term rental use

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

48% occ.
7.5%
$4,230/mo
58% occ.
9.1%
$5,139/mo
68% occ.
10.7%
$6,048/mo
current
78% occ.
12.3%
$6,957/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.