Upcoming stylish three bedroom leasehold villa in Kerobokan

Upcoming stylish three bedroom leasehold villa in Kerobokan

Bali, Bali

$225k

Price

11.2%

ROI

3

Bedrooms

50%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 160 m²
Build: 120 m²
Est. Revenue: $40k/yr
Avg Nightly Rate: $220

Investment Analysis

Nestled in a quiet yet well-connected pocket of Kerobokan, just minutes from vibrant Canggu, this off-plan 3-bedroom villa presents a sophisticated blend of modern design and elegant functionality.

Kibarer
Bali / Kerobokan

Upcoming stylish three bedroom leasehold villa in Kerobokan

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
120 m²
Land Plot
160 m²
Tenure
Lease 25yr
Yield Curve Status

Grade B investment — short-term rental yields 12.3% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score60
GradeB
Brixfox Intelligence
60BStrong
Score Breakdown
ROI & Yield66%
Capital Growth63%
Risk Profile62%
Market Demand60%

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
+11.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.7%
-$8K in 5yr (-3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
12.3%
$2,309/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
8.1 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$220/night
50% ($110)Brixfox estimate($220/night)200% ($440)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Yearly income
$27,706
Airbnb data$220/night · 50% occupancy
Rental income
$220/night · 50% occ.
$40,143
Running costs (20%)
Utilities, cleaning, maintenance
-$8,029
Income tax (10%)
Indonesian rental income tax
-$4,014
Property tax
Annual property tax
-$394
Net income
12.3% ROI
$27,706

Long-Term Rental

Yearly income
$18,528
50 comps
Rental income
$2,726/mo
$26,170
Agency fee (10%)
Finder's fee per tenant
-$2,617
Vacancy (~8%)
1.5mo gap per tenancy
-$2,013
Income tax (10%)
Indonesian rental income tax
-$2,617
Property tax
Annual property tax
-$394
Net income
8.2% ROI
$18,528

Short-term rental earns 1.5x more but requires active management.

True all-in investment

What the headline asking price actually costs once mandatory taxes, fees, renovation, and furnishing are added. Yields rebased onto this number — closer to what you'll really earn against what you'll really pay.

Asking price$225,309
BPHTB (freehold transfer tax)$11,265
Notary & registration$1,800
Legal / due diligence$2,253
Total acquisition costs$15,318
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$3,000
($0–$6,000)
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$42,900
All-in investment$286,527

Gross yield (asking)

17.8%

True gross yield (all-in)

14.0%

Bali estimates assume freehold (Hak Milik) acquisition via PT PMA. Leasehold (Hak Sewa) deals have lower transfer costs (~1% vs 5% BPHTB). Renovation rates calibrated to Bali contractor pricing. Working capital not included.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 25 years remaining.

$1.2M$871K$581K$290K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $225KPeak 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 8: 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
$218K
-3%
20 years remaining
Rental Income
+$147K
Total Position
$365K
+62%
10.1%/yr
Year 10
Capital Value
$151K
-33%
15 years remaining
Rental Income
+$318K
Total Position
$469K
+108%
7.6%/yr
Year 15
Capital Value
$78K
-65%
10 years remaining
Rental Income
+$515K
Total Position
$593K
+163%
6.7%/yr
Year 20
Capital Value
$23K
-90%
5 years remaining
Rental Income
+$744K
Total Position
$767K
+240%
6.3%/yr

Location

Bali

Kerobokan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
12.3% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Strong
$220 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
160 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
25 years remaining on lease

Top Highlights

High rental yield at 12.3% — outperforms most villas in this market
Premium nightly rate of $220 — 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
Occupancy at 50% — 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

30% occ.
7.3%
$1,374/mo
40% occ.
9.8%
$1,842/mo
50% occ.
12.3%
$2,309/mo
current
60% occ.
14.8%
$2,778/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.