Three Bedrooms Brand New Villa With Best Value for Sale in Kerobokan

Three Bedrooms Brand New Villa With Best Value for Sale in Kerobokan

Bali, Bali

$222k

Price

11.1%

ROI

3

Bedrooms

49%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 425 m²
Build: 225 m²
Est. Revenue: $41k/yr
Avg Nightly Rate: $231

Investment Analysis

This brand new modern design real estate is located in a peaceful area of Kerobokan. This gorgeous villa features 3 spacious, cozy and comfortable en-suite bedrooms with classy bathrooms. This villa is fully furnished with an amazing of decorations. This property generously offers 3 AC units, spacious living area , spacious dining area , moderfn kitchen , garden , 9 x 4 m of swimming pool , storage , water source from deep well , electricity 8.800 W and a good size carport fit for 1 car and 3 bikes in the house.

Kibarer
Bali / Kerobokan

Three Bedrooms Brand New Villa With Best Value for Sale in Kerobokan

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
225 m²
Land Plot
425 m²
Tenure
Lease 18yr
Yield Curve Status

Grade B investment — long-term rental yields 13.3% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score59
GradeB
Brixfox Intelligence
59BStrong
Score Breakdown
ROI & Yield65%
Capital Growth62%
Risk Profile61%
Market Demand59%

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
+5.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-7.1%
-$79K in 5yr (-36%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
12.7%
$2,353/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
13 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
7.9 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$231/night
50% ($115)Brixfox estimate($231/night)200% ($461)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Yearly income
$28,242
Airbnb data$231/night · 49% occupancy
Rental income
$231/night · 49% occ.
$40,901
Running costs (20%)
Utilities, cleaning, maintenance
-$8,180
Income tax (10%)
Indonesian rental income tax
-$4,090
Property tax
Annual property tax
-$389
Net income
12.7% ROI
$28,242

Long-Term Rental

Yearly income
$29,613
50 comps
Rental income
$4,322/mo
$41,492
Agency fee (10%)
Finder's fee per tenant
-$4,149
Vacancy (~8%)
1.5mo gap per tenancy
-$3,192
Income tax (10%)
Indonesian rental income tax
-$4,149
Property tax
Annual property tax
-$389
Net income
13.3% ROI
$29,613

Long-term rental earns more with lower risk and less effort.

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$222,222
BPHTB (freehold transfer tax)$11,111
Notary & registration$1,800
Legal / due diligence$2,222
Total acquisition costs$15,133
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$5,625
($0–$11,250)
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$42,900
All-in investment$285,880

Gross yield (asking)

18.4%

True gross yield (all-in)

14.3%

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 18 years remaining.

$760K$570K$380K$190K$0Yr 0Yr 5Yr 10Yr 15Purchase PriceIlliquid zoneUnsellableToday: $222KPeak 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
$143K
-36%
13 years remaining
Rental Income
+$150K
Total Position
$293K
+32%
5.7%/yr
Year 10
Capital Value
$66K
-70%
8 years remaining
Rental Income
+$324K
Total Position
$390K
+76%
5.8%/yr
Year 15
Capital Value
$16K
-93%
3 years remaining
Rental Income
+$525K
Total Position
$542K
+144%
6.1%/yr
Leasehold Alert
With 18 years remaining, the property is approaching the illiquid zone. Consider your exit strategy within the next 3 years.

Location

Bali

Kerobokan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
12.7% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Strong
$231 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Good
425 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
18 years remaining on lease

Top Highlights

High rental yield at 12.7% — outperforms most villas in this market
Premium nightly rate of $231 — 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 49% — factor in seasonal gaps

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

30% occ.
7.8%
$1,441/mo
40% occ.
10.4%
$1,932/mo
49% occ.
12.7%
$2,353/mo
current
59% occ.
15.4%
$2,845/mo

Lease Timeline

18 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 3 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.