Brand new three bedroom mix traditional modern in Padonan

Brand new three bedroom mix traditional modern in Padonan

Bali, Bali

$400k

Price

6.7%

ROI

3

Bedrooms

79%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 531 m²
Build: 280 m²
Est. Revenue: $40k/yr
Avg Nightly Rate: $138

Investment Analysis

The Brand New Three Bedroom Mix Traditional Modern Villa in Padonan is a luxurious new property that perfectly blends traditional Balinese architecture with modern design elements.

Kibarer
Bali / Padonan

Brand new three bedroom mix traditional modern in Padonan

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
280 m²
Land Plot
531 m²
Tenure
Lease 22yr
Yield Curve Status

Grade C+ investment — long-term rental yields 9.9% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score51
GradeC+
Brixfox Intelligence
51C+Moderate
Score Breakdown
ROI & Yield56%
Capital Growth54%
Risk Profile53%
Market Demand51%

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
+3.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-3.7%
-$74K in 5yr (-18%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.8%
$2,259/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
21 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
14.8 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$138/night
50% ($69)Brixfox estimate($138/night)200% ($276)
Occupancy
79%
10%Brixfox estimate(79%)100%

Short-Term Rental

Yearly income
$27,103
Airbnb data$138/night · 79% occupancy
Rental income
$138/night · 79% occ.
$39,717
Running costs (20%)
Utilities, cleaning, maintenance
-$7,943
Income tax (10%)
Indonesian rental income tax
-$3,972
Property tax
Annual property tax
-$700
Net income
6.8% ROI
$27,103

Long-Term Rental

Yearly income
$39,406
50 comps
Rental income
$5,778/mo
$55,465
Agency fee (10%)
Finder's fee per tenant
-$5,547
Vacancy (~8%)
1.5mo gap per tenancy
-$4,267
Income tax (10%)
Indonesian rental income tax
-$5,547
Property tax
Annual property tax
-$700
Net income
9.9% ROI
$39,406

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.

$952K$714K$476K$238K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $400KPeak 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 13: 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
$326K
-18%
17 years remaining
Rental Income
+$144K
Total Position
$470K
+18%
3.3%/yr
Year 10
Capital Value
$199K
-50%
12 years remaining
Rental Income
+$311K
Total Position
$510K
+27%
2.5%/yr
Year 15
Capital Value
$85K
-79%
7 years remaining
Rental Income
+$504K
Total Position
$589K
+47%
2.6%/yr
Year 20
Capital Value
$18K
-96%
2 years remaining
Rental Income
+$728K
Total Position
$746K
+87%
3.2%/yr

Location

Bali

Padonan, Approximate area

Loading Map...

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.8% annual return
Occupancy
Strong
79% average occupancy
Nightly Rate
Good
$138 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
531 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
22 years remaining on lease

Top Highlights

Strong occupancy at 79% — consistent booking demand
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 531 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
STR zoning not confirmed — verify before purchasing for short-term rental use

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

59% occ.
5.0%
$1,671/mo
69% occ.
5.9%
$1,965/mo
79% occ.
6.8%
$2,259/mo
current
89% occ.
7.7%
$2,552/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.