Cozy three bedroom leasehold property in central location

Cozy three bedroom leasehold property in central location

Bali, Bali

$138k

Price

18.7%

ROI

3

Bedrooms

51%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 295 m²
Build: 160 m²
Est. Revenue: $93k/yr
Avg Nightly Rate: $495

Investment Analysis

Experience urban comfort in this charming two-bedroom leasehold property located in the heart of the city.

Kibarer
Bali / Seminyak

Cozy three bedroom leasehold property in central location

Inventory
3 Beds
Bathrooms
2 Baths
Built Area
160 m²
Land Plot
295 m²
Tenure
Lease 11yr
Yield Curve Status

Grade B investment — short-term rental yields 30.0% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score60
GradeB
Brixfox Intelligence
60BStrong
Score Breakdown
ROI & Yield66%
Capital Growth63%
Risk Profile62%
Market Demand60%

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
+34.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-12.6%
-$87K in 5yr (-63%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
30.0%
$5,377/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
3 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
2.1 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$495/night
50% ($247)Brixfox estimate($495/night)200% ($990)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Yearly income
$64,520
Airbnb data$495/night · 51% occupancy
Rental income
$495/night · 51% occ.
$92,516
Running costs (20%)
Utilities, cleaning, maintenance
-$18,503
Income tax (10%)
Indonesian rental income tax
-$9,252
Property tax
Annual property tax
-$241
Net income
30.0% ROI
$64,520

Long-Term Rental

Yearly income
$8,826
31 comps
Rental income
$1,306/mo
$12,540
Agency fee (10%)
Finder's fee per tenant
-$1,254
Vacancy (~8%)
1.5mo gap per tenancy
-$965
Income tax (10%)
Indonesian rental income tax
-$1,254
Property tax
Annual property tax
-$241
Net income
6.4% ROI
$8,826

Short-term rental earns 7.3x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 11 years remaining.

$950K$713K$475K$238K$0Yr 0Yr 5Yr 10Purchase PriceIlliquid zoneUnsellableToday: $138KPeak Capital Value: NowPaid 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 3: 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
$51K
-63%
6 years remaining
Rental Income
+$343K
Total Position
$394K
+186%
23.4%/yr
Year 10
Capital Value
$7K
-95%
1 years remaining
Rental Income
+$740K
Total Position
$747K
+442%
18.4%/yr
Leasehold Alert
Only 11 years remaining — very difficult to resell. The best strategy is to maximise rental income and factor lease renewal (~$50–150K) into your ROI.

Location

Bali

Seminyak, Approximate area

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Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
30.0% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Strong
$495 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Average
295 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Average
11 years remaining on lease

Top Highlights

Prime location in Seminyak — high tourist traffic
High rental yield at 30.0% — outperforms most Bali villas
Premium nightly rate of $495 — positioned in the top tier

Watch Out

Occupancy at 51% — factor in seasonal gaps
Compact plot at 295 m² — limited expansion potential

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

31% occ.
28.5%
$3,269/mo
41% occ.
37.6%
$4,323/mo
51% occ.
46.8%
$5,377/mo
current
61% occ.
56.0%
$6,431/mo

Lease Timeline

11 years remaining
Illiquid Zone

Only 11 years left — very difficult to resell. Consider maximizing rental income or negotiating a lease extension (~$50-150K).

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.