ELEGANT COASTAL LIVING NEAR KARMA BEACH

ELEGANT COASTAL LIVING NEAR KARMA BEACH

Bali, Bali

$228k

Price

7.1%

ROI

2

Bedrooms

45%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 166 m²
Build: 200 m²
Est. Revenue: $20k/yr
Avg Nightly Rate: $125

Investment Analysis

Nestled in the sought-after neighborhood of Ungasan, this off-plan villa offers a perfect blend of serene coastal living and modern comforts.

Propertia
Bali / Ungasan

ELEGANT COASTAL LIVING NEAR KARMA BEACH

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
200 m²
Land Plot
166 m²
Tenure
Lease 30yr
Yield Curve Status

Grade D investment — long-term rental yields 6.6% net return annually.

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The Investment

Brixfox Score32
GradeD
Brixfox Intelligence
32DBelow Avg
Score Breakdown
ROI & Yield35%
Capital Growth34%
Risk Profile35%
Market Demand32%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+7.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.9%
+$10K in 5yr (+4%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.1%
$1,162/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
20 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
16.4 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$125/night
50% ($62)Brixfox estimate($125/night)200% ($249)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$13,945
Airbnb data$125/night · 45% occupancy
Rental income
$125/night · 45% occ.
$20,492
Running costs (20%)
Utilities, cleaning, maintenance
-$4,098
Income tax (10%)
Indonesian rental income tax
-$2,049
Property tax
Annual property tax
-$400
Net income
6.1% ROI
$13,945

Long-Term Rental

Yearly income
$14,970
7 comps
Rental income
$2,214/mo
$21,256
Agency fee (10%)
Finder's fee per tenant
-$2,126
Vacancy (~8%)
1.5mo gap per tenancy
-$1,635
Income tax (10%)
Indonesian rental income tax
-$2,126
Property tax
Annual property tax
-$400
Net income
6.6% ROI
$14,970

Long-term rental earns more with lower risk and less effort.

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$228,395
BPHTB (freehold transfer tax)$11,420
Notary & registration$1,800
Legal / due diligence$2,284
Total acquisition costs$15,504
Renovation (~$175/m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		$35,000
($20,000–$50,000)
Furnishing & STR launch
2bd × $3,500 base + appliances, electronics, outdoor, licence, photography, linens.		$20,100
All-in investment$298,999

Gross yield (asking)

9.0%

True gross yield (all-in)

6.9%

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 30 years remaining.

$763K$572K$381K$191K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Purchase PriceIlliquid zoneUnsellableToday: $228KPeak Capital Value: Yr 5 ($238K)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 14: 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 5Peak
Capital Value
$238K
+4%
25 years remaining
Rental Income
+$74K
Total Position
$312K
+37%
6.5%/yr
Year 10
Capital Value
$230K
+1%
20 years remaining
Rental Income
+$160K
Total Position
$390K
+71%
5.5%/yr
Year 15
Capital Value
$160K
-30%
15 years remaining
Rental Income
+$259K
Total Position
$419K
+84%
4.1%/yr
Year 20
Capital Value
$83K
-64%
10 years remaining
Rental Income
+$375K
Total Position
$457K
+100%
3.5%/yr

Location

Bali

Ungasan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.1% annual return
Occupancy
Average
45% average occupancy
Nightly Rate
Good
$125 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Average
166 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
30 years remaining on lease

Top Highlights

30+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 45% — 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.
4.0%
$763/mo
40% occ.
5.4%
$1,028/mo
45% occ.
6.1%
$1,162/mo
current
55% occ.
7.5%
$1,427/mo

Lease Timeline

30 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.