Spacious 5-Bedroom Villa in Tranquil Buduk

Spacious 5-Bedroom Villa in Tranquil Buduk

Bali, Bali

$556k

Price

5.7%

ROI

5

Bedrooms

30%

Occupancy

5 Bathrooms
Ownership: leasehold
Land: 553 m²
Build: 295 m²
Est. Revenue: $69k/yr
Avg Nightly Rate: $643

Investment Analysis

Experience the best of Bali living in this spacious 5-bedroom villa located in the peaceful area of Buduk.

Kibarer
Bali / Buduk

Spacious 5-Bedroom Villa in Tranquil Buduk

Inventory
5 Beds
Bathrooms
5 Baths
Built Area
295 m²
Land Plot
553 m²
Tenure
Lease 29yr
Yield Curve Status

Grade C investment — short-term rental yields 8.6% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score38
GradeC
Brixfox Intelligence
38CModerate
Score Breakdown
ROI & Yield42%
Capital Growth40%
Risk Profile41%
Market Demand38%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+9.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.6%
+$16K in 5yr (+3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.6%
$3,966/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
11.7 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$643/night
50% ($321)Brixfox estimate($643/night)200% ($1286)
Occupancy
30%
10%Brixfox estimate(30%)100%

Short-Term Rental

Yearly income
$47,597
Airbnb data$643/night · 30% occupancy
Rental income
$643/night · 30% occ.
$69,384
Running costs (20%)
Utilities, cleaning, maintenance
-$13,877
Income tax (10%)
Indonesian rental income tax
-$6,938
Property tax
Annual property tax
-$972
Net income
8.6% ROI
$47,597

Long-Term Rental

Yearly income
$14,999
8 comps
Rental income
$2,301/mo
$22,088
Agency fee (10%)
Finder's fee per tenant
-$2,209
Vacancy (~8%)
1.5mo gap per tenancy
-$1,699
Income tax (10%)
Indonesian rental income tax
-$2,209
Property tax
Annual property tax
-$972
Net income
2.7% ROI
$14,999

Short-term rental earns 3.2x 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$555,556
BPHTB (freehold transfer tax)$27,778
Notary & registration$1,800
Legal / due diligence$5,556
Total acquisition costs$35,134
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$7,375
($0–$14,750)
Furnishing & STR launch
5bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$57,300
All-in investment$655,365

Gross yield (asking)

12.5%

True gross yield (all-in)

10.6%

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 29 years remaining.

$2.5M$1.9M$1.2M$619K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $556KPeak Capital Value: Yr 4 ($574K)Paid 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 11: 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
$572K
+3%
24 years remaining
Rental Income
+$253K
Total Position
$824K
+48%
8.2%/yr
Year 10
Capital Value
$526K
-5%
19 years remaining
Rental Income
+$546K
Total Position
$1.1M
+93%
6.8%/yr
Year 15
Capital Value
$353K
-36%
14 years remaining
Rental Income
+$885K
Total Position
$1.2M
+123%
5.5%/yr
Year 20
Capital Value
$174K
-69%
9 years remaining
Rental Income
+$1.3M
Total Position
$1.5M
+162%
4.9%/yr

Location

Bali

Buduk, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.6% annual return
Occupancy
Weak
30% average occupancy
Nightly Rate
Strong
$643 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
553 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
29 years remaining on lease

Top Highlights

High rental yield at 8.6% — outperforms most villas in this market
Premium nightly rate of $643 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 30% — 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.
8.7%
$4,025/mo
current
40% occ.
11.7%
$5,394/mo
30% occ.
8.6%
$3,966/mo
current
40% occ.
11.5%
$5,335/mo

Lease Timeline

29 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.