Off-Plan Exclusive Living Five Bedrooms Villa for Sale in Bingin villas

Off-Plan Exclusive Living Five Bedrooms Villa for Sale in Bingin villas

Bali, Bali

$1.4M

Price

2.0%

ROI

5

Bedrooms

70%

Occupancy

6 Bathrooms
Ownership: leasehold
Land: 650 m²
Build: 445 m²
Est. Revenue: $41k/yr
Avg Nightly Rate: $159

Investment Analysis

This off-plan Bingin Hills villa project in Pecatu offers a unique opportunity to own a luxurious property with stunning volcano and ocean views.

Kibarer
Bali / Bingin
Long Lease

Off-Plan Exclusive Living Five Bedrooms Villa for Sale in Bingin villas

Inventory
5 Beds
Bathrooms
6 Baths
Built Area
445 m²
Land Plot
650 m²
Tenure
Lease 39yr
Yield Curve Status

Grade C investment — short-term rental yields 1.9% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score0
Grade—
Brixfox Intelligence
0—Weak
Score Breakdown
ROI & Yield0%
Capital Growth0%
Risk Profile5%
Market Demand0%

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
+5.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.2%
+$217K in 5yr (+16%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.9%
$2,168/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
30+ yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
52.3 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$159/night
50% ($80)Brixfox estimate($159/night)200% ($318)
Occupancy
70%
10%Brixfox estimate(70%)100%

Short-Term Rental

Yearly income
$26,014
Airbnb data$159/night · 70% occupancy
Rental income
$159/night · 70% occ.
$40,563
Running costs (20%)
Utilities, cleaning, maintenance
-$8,113
Income tax (10%)
Indonesian rental income tax
-$4,056
Property tax
Annual property tax
-$2,381
Net income
1.9% ROI
$26,014

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 39 years remaining.

$2.8M$2.1M$1.4M$702K$0Yr 0Yr 10Yr 20Yr 30Purchase PriceIlliquid zoneUnsellableToday: $1.4MPeak Capital Value: Yr 14 ($1.9M)Paid 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 32: 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
$1.6M
+16%
34 years remaining
Rental Income
+$138K
Total Position
$1.7M
+26%
4.7%/yr
Year 10
Capital Value
$1.8M
+32%
29 years remaining
Rental Income
+$298K
Total Position
$2.1M
+54%
4.4%/yr
Year 15
Capital Value
$1.8M
+36%
24 years remaining
Rental Income
+$484K
Total Position
$2.3M
+71%
3.6%/yr
Year 20
Capital Value
$1.7M
+25%
19 years remaining
Rental Income
+$699K
Total Position
$2.4M
+76%
2.9%/yr

Location

Bali

Bingin, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
1.9% annual return
Occupancy
Good
70% average occupancy
Nightly Rate
Good
$159 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Strong
650 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
39 years remaining on lease

Top Highlights

Generous 650 m² land — room for expansion or amenities
39+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 1.9% is below the market average — model your cashflow carefully

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

50% occ.
1.3%
$1,494/mo
60% occ.
1.6%
$1,833/mo
70% occ.
1.9%
$2,171/mo
current
80% occ.
2.2%
$2,510/mo

Lease Timeline

39 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.