Upcoming modern villa with attractive ROI and ocean views

Upcoming modern villa with attractive ROI and ocean views

Bali, Bali

$701k

Price

4.5%

ROI

3

Bedrooms

54%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 249 m²
Build: 274.4 m²
Est. Revenue: $113k/yr
Avg Nightly Rate: $579

Investment Analysis

Introducing an upcoming modern villa that offers a compelling investment opportunity with its attractive return on investment (ROI). Nestled in a prime location, this property boasts captivating ocean views, making it an ideal choice for those seeking a blend of luxury and financial gains.

Kibarer
Bali / Pererenan

Upcoming modern villa with attractive ROI and ocean views

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
274.4 m²
Land Plot
249 m²
Tenure
Lease 26yr
Yield Curve Status

Grade C+ investment — short-term rental yields 11.1% 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.

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+10.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.3%
-$12K in 5yr (-2%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
11.1%
$6,511/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
9.0 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$579/night
50% ($290)Brixfox estimate($579/night)200% ($1158)
Occupancy
54%
10%Brixfox estimate(54%)100%

Short-Term Rental

Yearly income
$78,132
Airbnb data$579/night · 54% occupancy
Rental income
$579/night · 54% occ.
$113,370
Running costs (20%)
Utilities, cleaning, maintenance
-$22,674
Income tax (10%)
Indonesian rental income tax
-$11,337
Property tax
Annual property tax
-$1,227
Net income
11.1% ROI
$78,132

Long-Term Rental

Yearly income
$10,536
31 comps
Rental income
$1,695/mo
$16,267
Agency fee (10%)
Finder's fee per tenant
-$1,627
Vacancy (~8%)
1.5mo gap per tenancy
-$1,251
Income tax (10%)
Indonesian rental income tax
-$1,627
Property tax
Annual property tax
-$1,227
Net income
1.5% ROI
$10,536

Short-term rental earns 7.4x more but requires active management.

True all-in investment

What the headline asking price actually costs once mandatory taxes, fees, renovation, and furnishing are added. Yields rebased onto this number — closer to what you'll really earn against what you'll really pay.

Asking price$700,999
BPHTB (freehold transfer tax)$35,050
Notary & registration$1,800
Legal / due diligence$7,010
Total acquisition costs$43,860
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$6,860
($0–$13,720)
Furnishing & STR launch
3bd × $12,000 base + appliances, electronics, outdoor, licence, photography, linens.		$69,900
All-in investment$821,619

Gross yield (asking)

16.2%

True gross yield (all-in)

13.8%

Bali estimates assume freehold (Hak Milik) acquisition via PT PMA. Leasehold (Hak Sewa) deals have lower transfer costs (~1% vs 5% BPHTB). Renovation rates calibrated to Bali contractor pricing. Working capital not included.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 26 years remaining.

$3.5M$2.6M$1.7M$866K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $701KPeak Capital Value: Yr 1 ($706K)Paid 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 9: 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
$689K
-2%
21 years remaining
Rental Income
+$415K
Total Position
$1.1M
+57%
9.5%/yr
Year 10
Capital Value
$522K
-26%
16 years remaining
Rental Income
+$896K
Total Position
$1.4M
+102%
7.3%/yr
Year 15
Capital Value
$297K
-58%
11 years remaining
Rental Income
+$1.5M
Total Position
$1.7M
+150%
6.3%/yr
Year 20
Capital Value
$110K
-84%
6 years remaining
Rental Income
+$2.1M
Total Position
$2.2M
+215%
5.9%/yr

Location

Bali

Pererenan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
11.1% annual return
Occupancy
Average
54% average occupancy
Nightly Rate
Strong
$579 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
249 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
26 years remaining on lease

Top Highlights

High rental yield at 11.1% — outperforms most villas in this market
Premium nightly rate of $579 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 54% — 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

34% occ.
6.9%
$4,045/mo
44% occ.
9.0%
$5,278/mo
54% occ.
11.1%
$6,511/mo
current
64% occ.
13.3%
$7,744/mo

Lease Timeline

26 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.