Contemporary 5-Bedroom Tropical Villa with Private Pool in Kuta Utara

Contemporary 5-Bedroom Tropical Villa with Private Pool in Kuta Utara

Bali, Bali

$741k

Price

4.1%

ROI

5

Bedrooms

29%

Occupancy

7 Bathrooms
Ownership: leasehold
Land: 552 m²
Build: 387.8 m²
Est. Revenue: $66k/yr
Avg Nightly Rate: $619

Investment Analysis

Nestled in the heart of Kuta Utara, this stunning 5-bedroom tropical villa blends modern design with lush natural surroundings, offering an ideal retreat just minutes from Canggu’s popular beaches and cafes.

Kibarer
Bali / Kuta

Contemporary 5-Bedroom Tropical Villa with Private Pool in Kuta Utara

Inventory
5 Beds
Bathrooms
7 Baths
Built Area
387.8 m²
Land Plot
552 m²
Tenure
Lease 22yr
Yield Curve Status

Grade C investment — short-term rental yields 6.0% net return annually.

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The Investment

Brixfox Score42
GradeC
Brixfox Intelligence
42CModerate
Score Breakdown
ROI & Yield46%
Capital Growth44%
Risk Profile45%
Market Demand42%

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
+2.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-3.7%
-$136K in 5yr (-18%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.0%
$3,731/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
21 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
16.5 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$619/night
50% ($310)Brixfox estimate($619/night)200% ($1239)
Occupancy
29%
10%Brixfox estimate(29%)100%

Short-Term Rental

Yearly income
$44,769
Airbnb data$619/night · 29% occupancy
Rental income
$619/night · 29% occ.
$65,807
Running costs (20%)
Utilities, cleaning, maintenance
-$13,161
Income tax (10%)
Indonesian rental income tax
-$6,581
Property tax
Annual property tax
-$1,296
Net income
6.0% ROI
$44,769

Long-Term Rental

Yearly income
$17,973
8 comps
Rental income
$2,776/mo
$26,649
Agency fee (10%)
Finder's fee per tenant
-$2,665
Vacancy (~8%)
1.5mo gap per tenancy
-$2,050
Income tax (10%)
Indonesian rental income tax
-$2,665
Property tax
Annual property tax
-$1,296
Net income
2.4% ROI
$17,973

Short-term rental earns 2.5x 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$740,741
BPHTB (freehold transfer tax)$37,037
Notary & registration$1,800
Legal / due diligence$7,407
Total acquisition costs$46,244
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$9,695
($0–$19,390)
Furnishing & STR launch
5bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$57,300
All-in investment$853,980

Gross yield (asking)

8.9%

True gross yield (all-in)

7.7%

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 22 years remaining.

$1.6M$1.2M$786K$393K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $741KPeak Capital Value: NowPaid back
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 14: 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
$604K
-18%
17 years remaining
Rental Income
+$238K
Total Position
$842K
+14%
2.6%/yr
Year 10
Capital Value
$369K
-50%
12 years remaining
Rental Income
+$513K
Total Position
$882K
+19%
1.8%/yr
Year 15
Capital Value
$157K
-79%
7 years remaining
Rental Income
+$833K
Total Position
$989K
+34%
1.9%/yr
Year 20
Capital Value
$33K
-96%
2 years remaining
Rental Income
+$1.2M
Total Position
$1.2M
+67%
2.6%/yr

Location

Bali

Kuta, Approximate area

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Villa Scorecard

Location
Good
Popular area with steady demand
Rental Yield
Good
6.0% annual return
Occupancy
Weak
29% average occupancy
Nightly Rate
Strong
$619 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
552 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
22 years remaining on lease

Top Highlights

Premium nightly rate of $619 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 552 m² land — room for expansion or amenities

Watch Out

Occupancy at 29% — factor in seasonal gaps
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

30% occ.
6.2%
$3,848/mo
current
40% occ.
8.4%
$5,167/mo
29% occ.
6.0%
$3,731/mo
current
39% occ.
8.2%
$5,049/mo

Lease Timeline

22 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 7 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.