Upcoming Coastal Luxury 3-Bedroom Villa in Nusa Lembongan

Upcoming Coastal Luxury 3-Bedroom Villa in Nusa Lembongan

Bali, Bali

$370k

Price

19.7%

ROI

3

Bedrooms

55%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 400 m²
Build: 168 m²
Est. Revenue: $102k/yr
Avg Nightly Rate: $503

Investment Analysis

Step into coastal luxury living with this upcoming 3-bedroom villa in stunning Nusa Lembongan, just 50 meters from the sea.

Kibarer
Bali / Nusa Lembongan
Commercial Zone

Upcoming Coastal Luxury 3-Bedroom Villa in Nusa Lembongan

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
168 m²
Land Plot
400 m²
Tenure
Lease 34yr
Yield Curve Status

Grade C+ investment — short-term rental yields 19.0% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score52
GradeC+
Brixfox Intelligence
52C+Moderate
Score Breakdown
ROI & Yield57%
Capital Growth55%
Risk Profile54%
Market Demand52%

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
+21.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+2.7%
+$50K in 5yr (+14%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
19.0%
$5,867/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
5 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
5.3 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$503/night
50% ($252)Brixfox estimate($503/night)200% ($1007)
Occupancy
55%
10%Brixfox estimate(55%)100%

Short-Term Rental

Yearly income
$70,407
Airbnb data$503/night · 55% occupancy
Rental income
$503/night · 55% occ.
$101,507
Running costs (20%)
Utilities, cleaning, maintenance
-$20,301
Income tax (10%)
Indonesian rental income tax
-$10,151
Property tax
Annual property tax
-$648
Net income
19.0% ROI
$70,407

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

Growth & Exit Strategy

How your investment grows over time

Leasehold with 34 years remaining.

$4.7M$3.5M$2.3M$1.2M$0Yr 0Yr 10Yr 20Yr 30Purchase PriceIlliquid zoneUnsellableToday: $370KPeak Capital Value: Yr 9 ($435K)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 5: 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
$421K
+14%
29 years remaining
Rental Income
+$374K
Total Position
$795K
+115%
16.5%/yr
Year 10
Capital Value
$433K
+17%
24 years remaining
Rental Income
+$807K
Total Position
$1.2M
+235%
12.8%/yr
Year 15
Capital Value
$398K
+7%
19 years remaining
Rental Income
+$1.3M
Total Position
$1.7M
+361%
10.7%/yr
Year 20
Capital Value
$268K
-28%
14 years remaining
Rental Income
+$1.9M
Total Position
$2.2M
+483%
9.2%/yr

Location

Bali

Nusa Lembongan, Approximate area

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Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
19.0% annual return
Occupancy
Average
55% average occupancy
Nightly Rate
Strong
$503 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Good
400 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
34 years remaining on lease

Top Highlights

High rental yield at 19.0% — outperforms most Bali villas
Premium nightly rate of $503 — 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 55% — 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

35% occ.
12.1%
$3,724/mo
45% occ.
15.5%
$4,796/mo
55% occ.
19.0%
$5,867/mo
current
65% occ.
22.5%
$6,939/mo

Lease Timeline

34 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.