Great Investment Opportunity Luxurious Villa With Guest House And Wellness Center In Pantai Lima

Great Investment Opportunity Luxurious Villa With Guest House And Wellness Center In Pantai Lima

Bali, Bali

$1.1M

Price

6.6%

ROI

10

Bedrooms

57%

Occupancy

10 Bathrooms
Ownership: leasehold
Land: 902 m²
Build: 811 m²
Est. Revenue: $75k/yr
Avg Nightly Rate: $361

Investment Analysis

Discover a truly remarkable villa for sale that seamlessly blends the finest in luxury living with a dynamic entrepreneurial venture.

Kibarer
Bali / Pantai Lima

Great Investment Opportunity Luxurious Villa With Guest House And Wellness Center In Pantai Lima

Inventory
10 Beds
Bathrooms
10 Baths
Built Area
811 m²
Land Plot
902 m²
Tenure
Lease 24yr
Yield Curve Status

Grade C+ investment — short-term rental yields 4.4% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score49
GradeC+
Brixfox Intelligence
49C+Moderate
Score Breakdown
ROI & Yield54%
Capital Growth51%
Risk Profile52%
Market Demand49%

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
+2.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-1.6%
-$92K in 5yr (-8%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.4%
$4,207/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
22.6 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$361/night
50% ($180)Brixfox estimate($361/night)200% ($721)
Occupancy
57%
10%Brixfox estimate(57%)100%

Short-Term Rental

Yearly income
$50,490
Airbnb data$361/night · 57% occupancy
Rental income
$361/night · 57% occ.
$74,984
Running costs (20%)
Utilities, cleaning, maintenance
-$14,997
Income tax (10%)
Indonesian rental income tax
-$7,498
Property tax
Annual property tax
-$1,999
Net income
4.4% ROI
$50,490

Long-Term Rental

Yearly income
$48,610
2 comps
Rental income
$7,291/mo
$69,991
Agency fee (10%)
Finder's fee per tenant
-$6,999
Vacancy (~8%)
1.5mo gap per tenancy
-$5,384
Income tax (10%)
Indonesian rental income tax
-$6,999
Property tax
Annual property tax
-$1,999
Net income
4.3% ROI
$48,610

Short-term rental earns 1.0x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 24 years remaining.

$2.0M$1.5M$999K$500K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $1.1MPeak 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 18: 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
$1.1M
-8%
19 years remaining
Rental Income
+$268K
Total Position
$1.3M
+15%
2.9%/yr
Year 10
Capital Value
$706K
-38%
14 years remaining
Rental Income
+$579K
Total Position
$1.3M
+12%
1.2%/yr
Year 15
Capital Value
$348K
-70%
9 years remaining
Rental Income
+$939K
Total Position
$1.3M
+13%
0.8%/yr
Year 20
Capital Value
$95K
-92%
4 years remaining
Rental Income
+$1.4M
Total Position
$1.5M
+27%
1.2%/yr

Location

Bali

Pantai Lima, Approximate area

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Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.4% annual return
Occupancy
Average
57% average occupancy
Nightly Rate
Strong
$361 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
902 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
24 years remaining on lease

Top Highlights

Premium nightly rate of $361 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 902 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.4% is near 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

37% occ.
2.8%
$2,672/mo
47% occ.
3.6%
$3,440/mo
57% occ.
4.4%
$4,207/mo
current
67% occ.
5.2%
$4,975/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.