Amazing two bedroom brand new leasehold property near Pandawa Beach

Amazing two bedroom brand new leasehold property near Pandawa Beach

Bali, Bali

$301k

Price

4.4%

ROI

2

Bedrooms

52%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 150 m²
Build: 100 m²
Est. Revenue: $26k/yr
Avg Nightly Rate: $138

Investment Analysis

Discover this brand new two-bedroom villa, perfectly positioned near the stunning shores of Pandawa Beach and just steps away from a prestigious golf club.

Kibarer
Bali / Pandawa
Commercial Zone

Amazing two bedroom brand new leasehold property near Pandawa Beach

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
100 m²
Land Plot
150 m²
Tenure
Lease 24yr
Yield Curve Status

Grade C+ investment — short-term rental yields 5.9% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score47
GradeC+
Brixfox Intelligence
47C+Moderate
Score Breakdown
ROI & Yield52%
Capital Growth49%
Risk Profile50%
Market Demand47%

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
+4.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-1.6%
-$24K in 5yr (-8%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.9%
$1,483/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
23 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
16.9 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$138/night
50% ($69)Brixfox estimate($138/night)200% ($277)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Yearly income
$17,792
Airbnb data$138/night · 52% occupancy
Rental income
$138/night · 52% occ.
$26,170
Running costs (20%)
Utilities, cleaning, maintenance
-$5,234
Income tax (10%)
Indonesian rental income tax
-$2,617
Property tax
Annual property tax
-$527
Net income
5.9% ROI
$17,792

Long-Term Rental

Yearly income
$7,546
6 comps
Rental income
$1,163/mo
$11,164
Agency fee (10%)
Finder's fee per tenant
-$1,116
Vacancy (~8%)
1.5mo gap per tenancy
-$859
Income tax (10%)
Indonesian rental income tax
-$1,116
Property tax
Annual property tax
-$527
Net income
2.5% ROI
$7,546

Short-term rental earns 2.4x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 24 years remaining.

$704K$528K$352K$176K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $301KPeak 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 14: 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
$277K
-8%
19 years remaining
Rental Income
+$94K
Total Position
$371K
+23%
4.3%/yr
Year 10
Capital Value
$186K
-38%
14 years remaining
Rental Income
+$204K
Total Position
$390K
+30%
2.6%/yr
Year 15
Capital Value
$92K
-70%
9 years remaining
Rental Income
+$331K
Total Position
$423K
+40%
2.3%/yr
Year 20
Capital Value
$25K
-92%
4 years remaining
Rental Income
+$478K
Total Position
$503K
+67%
2.6%/yr

Location

Bali

Pandawa, Approximate area

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Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.9% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Good
$138 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
150 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Good
24 years remaining on lease

Top Highlights

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 52% — 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

32% occ.
3.6%
$893/mo
42% occ.
4.7%
$1,188/mo
52% occ.
5.9%
$1,483/mo
current
62% occ.
7.1%
$1,777/mo

Lease Timeline

24 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 9 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.