Great one bedroom penthouse with private pool and amazing beach view

Great one bedroom penthouse with private pool and amazing beach view

Bali, Bali

$367k

Price

0.9%

ROI

1

Bedrooms

38%

Occupancy

1 Bathrooms
Ownership: leasehold
Land: 100 m²
Build: 100 m²
Est. Revenue: $7k/yr
Avg Nightly Rate: $48

Investment Analysis

Perched atop a prestigious building in Seminyak, this exquisite one-bedroom penthouse epitomizes luxury living. Boasting a private pool and a stunning beach view, the rooftop terrace is a breathtaking space for relaxation and entertainment.

Kibarer
Bali / Seminyak
Long Lease

Great one bedroom penthouse with private pool and amazing beach view

Inventory
1 Beds
Bathrooms
1 Baths
Built Area
100 m²
Land Plot
100 m²
Tenure
Lease 37yr
Yield Curve Status

Grade C+ investment — short-term rental yields 1.1% 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
+3.2%
+$58K in 5yr (+16%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.1%
$331/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
92.2 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$48/night
50% ($24)Brixfox estimate($48/night)200% ($95)
Occupancy
38%
10%Brixfox estimate(38%)100%

Short-Term Rental

Yearly income
$3,973
Airbnb data$48/night · 38% occupancy
Rental income
$48/night · 38% occ.
$6,593
Running costs (20%)
Utilities, cleaning, maintenance
-$1,319
Income tax (10%)
Indonesian rental income tax
-$659
Property tax
Annual property tax
-$641
Net income
1.1% ROI
$3,973

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

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$366,517
BPHTB (freehold transfer tax)$18,326
Notary & registration$1,800
Legal / due diligence$3,665
Total acquisition costs$23,791
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$2,500
($0–$5,000)
Furnishing & STR launch
1bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$28,500
All-in investment$421,308

Gross yield (asking)

1.8%

True gross yield (all-in)

1.6%

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 37 years remaining.

$622K$466K$311K$155K$0Yr 0Yr 10Yr 20Yr 30Purchase PriceIlliquid zoneUnsellableToday: $367KPeak Capital Value: Yr 12 ($470K)
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.
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
$425K
+16%
32 years remaining
Rental Income
+$21K
Total Position
$446K
+22%
4.0%/yr
Year 10
Capital Value
$463K
+26%
27 years remaining
Rental Income
+$46K
Total Position
$509K
+39%
3.3%/yr
Year 15
Capital Value
$463K
+26%
22 years remaining
Rental Income
+$74K
Total Position
$536K
+46%
2.6%/yr
Year 20
Capital Value
$377K
+3%
17 years remaining
Rental Income
+$107K
Total Position
$484K
+32%
1.4%/yr

Location

Bali

Seminyak, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Weak
1.1% annual return
Occupancy
Weak
38% average occupancy
Nightly Rate
Weak
$48 per night
Visual Appeal
Strong
10/10 instagrammability
Size & Space
Weak
100 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
37 years remaining on lease

Top Highlights

Prime location in Seminyak — high tourist traffic
Stunning visuals with 10/10 instagrammability — commands premium nightly rates
37+ year lease — strong tenure runway

Watch Out

Yield of 1.1% is below the market average — model your cashflow carefully
Occupancy at 38% — 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

30% occ.
0.8%
$251/mo
40% occ.
1.2%
$353/mo
38% occ.
1.1%
$331/mo
current
48% occ.
1.4%
$433/mo

Lease Timeline

37 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.