Affordable leasehold river side villa with traditional influences in Nyanyi

Affordable leasehold river side villa with traditional influences in Nyanyi

Bali, Bali

$105k

Price

9.9%

ROI

2

Bedrooms

37%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 190 m²
Build: 90 m²
Est. Revenue: $16k/yr
Avg Nightly Rate: $124

Investment Analysis

Nestled in the peaceful surroundings of Nyanyi, this affordable two-bedroom leasehold villa offers a perfect retreat with lush green views and a serene riverside setting.

Kibarer
Bali / Nyanyi

Affordable leasehold river side villa with traditional influences in Nyanyi

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
90 m²
Land Plot
190 m²
Tenure
Lease 15yr
Yield Curve Status

Grade C+ investment — long-term rental yields 29.7% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score50
GradeC+
Brixfox Intelligence
50C+Moderate
Score Breakdown
ROI & Yield55%
Capital Growth53%
Risk Profile53%
Market Demand50%

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
+1.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-9.7%
-$51K in 5yr (-48%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.8%
$947/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
14 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
9.2 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$124/night
50% ($62)Brixfox estimate($124/night)200% ($248)
Occupancy
37%
10%Brixfox estimate(37%)100%

Short-Term Rental

Yearly income
$11,359
Airbnb data$124/night · 37% occupancy
Rental income
$124/night · 37% occ.
$16,489
Running costs (20%)
Utilities, cleaning, maintenance
-$3,298
Income tax (10%)
Indonesian rental income tax
-$1,649
Property tax
Annual property tax
-$184
Net income
10.8% ROI
$11,359

Long-Term Rental

Yearly income
$31,205
45 comps
Rental income
$4,522/mo
$43,410
Agency fee (10%)
Finder's fee per tenant
-$4,341
Vacancy (~8%)
1.5mo gap per tenancy
-$3,339
Income tax (10%)
Indonesian rental income tax
-$4,341
Property tax
Annual property tax
-$184
Net income
29.7% ROI
$31,205

Long-term rental earns more with lower risk and less effort.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 15 years remaining.

$243K$182K$121K$61K$0Yr 0Yr 5Yr 10Yr 15Purchase PriceIlliquid zoneUnsellableToday: $105KPeak 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 9: 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
$54K
-48%
10 years remaining
Rental Income
+$60K
Total Position
$114K
+9%
1.7%/yr
Year 10
Capital Value
$16K
-85%
5 years remaining
Rental Income
+$130K
Total Position
$146K
+39%
3.3%/yr
Leasehold Alert
With 15 years remaining, the property is approaching the illiquid zone. Consider your exit strategy within the next 0 years.

Location

Bali

Nyanyi, 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
10.8% annual return
Occupancy
Weak
37% average occupancy
Nightly Rate
Good
$124 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Average
190 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
15 years remaining on lease

Top Highlights

High rental yield at 10.8% — outperforms most Bali villas

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 37% — factor in seasonal gaps

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
8.9%
$775/mo
40% occ.
11.9%
$1,039/mo
37% occ.
10.8%
$947/mo
current
47% occ.
13.8%
$1,210/mo

Lease Timeline

15 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 0 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.