Two Bedroom Contemporary Villa walking distance to Nyayi Beach

Two Bedroom Contemporary Villa walking distance to Nyayi Beach

Bali, Bali

$198k

Price

1.5%

ROI

2

Bedrooms

4%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 100 m²
Build: 95 m²
Est. Revenue: $3k/yr
Avg Nightly Rate: $181

Investment Analysis

Contemporary-styled, two-in-one Villa in Nyanyi with stunning wrap around glass windows with uninterrupted views of the valley, tree tops and the river from every seat. The bedroom has a custom made, beautiful teak wood bed, with air conditioner . This peaceful out-of-town location feels like it is miles from anywhere but is actually Located 3.4 km from Tanah Lot and 10.3 km from Canggu which is fast evolving as Bali’s hippest seaside and only minutes away from Nuanu City and Luna Beach Club . Such a great and quiet area closed to the beach . Perfect for great and return investment in Bali . This type has 2 unit available .

Kibarer
Bali / Mengwi

Two Bedroom Contemporary Villa walking distance to Nyayi Beach

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
95 m²
Land Plot
100 m²
Tenure
Lease 25yr
Yield Curve Status

Grade D investment — long-term rental yields 2.0% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score31
GradeD
Brixfox Intelligence
31DBelow Avg
Score Breakdown
ROI & Yield34%
Capital Growth33%
Risk Profile34%
Market Demand31%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+0.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.7%
-$7K in 5yr (-3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
0.7%
$121/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
24 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
—
Rental only

Income Breakdown

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Nightly Rate (ADR)
$181/night
50% ($91)Brixfox estimate($181/night)200% ($363)
Occupancy
4%
10%Brixfox estimate(4%)100%

Short-Term Rental

Yearly income
$1,453
Airbnb data$181/night · 4% occupancy
Rental income
$181/night · 4% occ.
$2,570
Running costs (20%)
Utilities, cleaning, maintenance
-$514
Income tax (10%)
Indonesian rental income tax
-$257
Property tax
Annual property tax
-$346
Net income
0.7% ROI
$1,453

Long-Term Rental

Yearly income
$3,931
31 comps
Rental income
$616/mo
$5,914
Agency fee (10%)
Finder's fee per tenant
-$591
Vacancy (~8%)
1.5mo gap per tenancy
-$455
Income tax (10%)
Indonesian rental income tax
-$591
Property tax
Annual property tax
-$346
Net income
2.0% ROI
$3,931

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$197,531
BPHTB (freehold transfer tax)$9,877
Notary & registration$1,800
Legal / due diligence$1,975
Total acquisition costs$13,652
Renovation (~$130/m², from finish level)
Estimated from finish level — mid-range usually needs light refresh.		$12,350
($7,600–$17,100)
Furnishing & STR launch
2bd × $3,500 base + appliances, electronics, outdoor, licence, photography, linens.		$20,100
All-in investment$243,633

Gross yield (asking)

1.3%

True gross yield (all-in)

1.1%

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.

$229K$171K$114K$57K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $198KPeak Capital Value: Now
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.
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
$191K
-3%
20 years remaining
Rental Income
+$8K
Total Position
$199K
+1%
0.1%/yr
Year 10
Capital Value
$133K
-33%
15 years remaining
Rental Income
+$17K
Total Position
$149K
-24%
-2.8%/yr
Year 15
Capital Value
$68K
-65%
10 years remaining
Rental Income
+$27K
Total Position
$95K
-52%
-4.7%/yr
Year 20
Capital Value
$20K
-90%
5 years remaining
Rental Income
+$39K
Total Position
$59K
-70%
-5.9%/yr

Location

Bali

Mengwi, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
0.7% annual return
Occupancy
Weak
4% average occupancy
Nightly Rate
Good
$181 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
100 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
25 years remaining on lease

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 0.7% is below the market average — model your cashflow carefully

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
6.9%
$1,130/mo
40% occ.
9.2%
$1,517/mo
4% occ.
0.7%
$121/mo
current
14% occ.
3.1%
$508/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.