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

5.4%

ROI

5

Bedrooms

76%

Occupancy

7 Bathrooms
Ownership: leasehold
Land: 552 m²
Build: 387.8 m²
Est. Revenue: $59k/yr
Avg Nightly Rate: $213

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 5.4% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score48
GradeC+
Brixfox Intelligence
48C+Moderate
Score Breakdown
ROI & Yield53%
Capital Growth50%
Risk Profile51%
Market Demand48%

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
+1.7%
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
5.4%
$3,321/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
18.6 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$213/night
50% ($107)Brixfox estimate($213/night)200% ($426)
Occupancy
76%
10%Brixfox estimate(76%)100%

Short-Term Rental

Yearly income
$39,858
Airbnb data$213/night · 76% occupancy
Rental income
$213/night · 76% occ.
$58,792
Running costs (20%)
Utilities, cleaning, maintenance
-$11,758
Income tax (10%)
Indonesian rental income tax
-$5,879
Property tax
Annual property tax
-$1,296
Net income
5.4% ROI
$39,858

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 2.2x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 22 years remaining.

$1.4M$1.0M$700K$350K$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 15: 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
+$212K
Total Position
$816K
+10%
2.0%/yr
Year 10
Capital Value
$369K
-50%
12 years remaining
Rental Income
+$457K
Total Position
$826K
+11%
1.1%/yr
Year 15
Capital Value
$157K
-79%
7 years remaining
Rental Income
+$741K
Total Position
$898K
+21%
1.3%/yr
Year 20
Capital Value
$33K
-96%
2 years remaining
Rental Income
+$1.1M
Total Position
$1.1M
+49%
2.0%/yr

Location

Bali

Kuta, Approximate area

Loading Map...

Villa Scorecard

Location
Good
Popular area with steady demand
Rental Yield
Good
5.4% annual return
Occupancy
Strong
76% average occupancy
Nightly Rate
Strong
$213 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

Strong occupancy at 76% — consistent booking demand
Premium nightly rate of $213 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

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

56% occ.
3.9%
$2,414/mo
66% occ.
4.6%
$2,868/mo
76% occ.
5.4%
$3,321/mo
current
86% occ.
6.1%
$3,775/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.