Stylish 1BR Leasehold Villa for Tranquil Living close to Nyanyi Beach

Stylish 1BR Leasehold Villa for Tranquil Living close to Nyanyi Beach

Bali, Bali

$197k

Price

6.5%

ROI

1

Bedrooms

56%

Occupancy

1 Bathrooms
Ownership: leasehold
Land: 191 m²
Build: 62.7 m²
Est. Revenue: $24k/yr
Avg Nightly Rate: $116

Investment Analysis

Located just 700 meters from the shoreline, this stylish 1-bedroom leasehold villa offers a perfect blend of comfort, charm, and investment appeal.

Kibarer
Bali / Nyanyi
Commercial Zone

Stylish 1BR Leasehold Villa for Tranquil Living close to Nyanyi Beach

Inventory
1 Beds
Bathrooms
1 Baths
Built Area
62.7 m²
Land Plot
191 m²
Tenure
Lease 22yr
Yield Curve Status

Grade C+ investment — long-term rental yields 13.3% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score53
GradeC+
Brixfox Intelligence
53C+Moderate
Score Breakdown
ROI & Yield58%
Capital Growth56%
Risk Profile55%
Market Demand53%

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.

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+4.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-3.7%
-$36K in 5yr (-18%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.2%
$1,350/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
18 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
12.2 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$116/night
50% ($58)Brixfox estimate($116/night)200% ($232)
Occupancy
56%
10%Brixfox estimate(56%)100%

Short-Term Rental

Yearly income
$16,203
Airbnb data$116/night · 56% occupancy
Rental income
$116/night · 56% occ.
$23,640
Running costs (20%)
Utilities, cleaning, maintenance
-$4,728
Income tax (10%)
Indonesian rental income tax
-$2,364
Property tax
Annual property tax
-$345
Net income
8.2% ROI
$16,203

Long-Term Rental

Yearly income
$26,215
32 comps
Rental income
$3,826/mo
$36,732
Agency fee (10%)
Finder's fee per tenant
-$3,673
Vacancy (~8%)
1.5mo gap per tenancy
-$2,826
Income tax (10%)
Indonesian rental income tax
-$3,673
Property tax
Annual property tax
-$345
Net income
13.3% ROI
$26,215

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 22 years remaining.

$569K$427K$284K$142K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $197KPeak Capital Value: NowPaid 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
$161K
-18%
17 years remaining
Rental Income
+$86K
Total Position
$247K
+25%
4.6%/yr
Year 10
Capital Value
$98K
-50%
12 years remaining
Rental Income
+$186K
Total Position
$284K
+44%
3.7%/yr
Year 15
Capital Value
$42K
-79%
7 years remaining
Rental Income
+$301K
Total Position
$343K
+74%
3.8%/yr
Year 20
Capital Value
$9K
-96%
2 years remaining
Rental Income
+$435K
Total Position
$444K
+125%
4.1%/yr

Location

Bali

Nyanyi, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.2% annual return
Occupancy
Average
56% average occupancy
Nightly Rate
Average
$116 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
191 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Good
22 years remaining on lease

Top Highlights

High rental yield at 8.2% — outperforms most Bali villas
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Commercial Zone verified — fully licensed for short-term rentals

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 56% — 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

36% occ.
5.2%
$857/mo
46% occ.
6.7%
$1,104/mo
56% occ.
8.2%
$1,350/mo
current
66% occ.
9.7%
$1,597/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.