Off-Plan three bedrooms villa in pantai nyanyi for sale

Off-Plan three bedrooms villa in pantai nyanyi for sale

Bali, Bali

$790k

Price

2.8%

ROI

3

Bedrooms

54%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 510 m²
Build: 460 m²
Est. Revenue: $54k/yr
Avg Nightly Rate: $275

Investment Analysis

Discover elegance in this modern 3-bedroom villa in Jalan Pantai Nyanyi, set on a spacious 510 m2 land.

Kibarer
Bali / Tabanan
Commercial Zone

Off-Plan three bedrooms villa in pantai nyanyi for sale

Inventory
3 Beds
Bathrooms
4 Baths
Built Area
460 m²
Land Plot
510 m²
Tenure
Lease 26yr
Yield Curve Status

Grade C+ investment — long-term rental yields 7.1% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score53
GradeC+
Brixfox Intelligence
53C+Moderate
Score Breakdown
ROI & Yield58%
Capital Growth56%
Risk Profile55%
Market Demand53%

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
+4.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.3%
-$14K in 5yr (-2%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.6%
$3,025/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
25 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
21.8 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$275/night
50% ($137)Brixfox estimate($275/night)200% ($549)
Occupancy
54%
10%Brixfox estimate(54%)100%

Short-Term Rental

Yearly income
$36,303
Airbnb data$275/night · 54% occupancy
Rental income
$275/night · 54% occ.
$53,837
Running costs (20%)
Utilities, cleaning, maintenance
-$10,767
Income tax (10%)
Indonesian rental income tax
-$5,384
Property tax
Annual property tax
-$1,383
Net income
4.6% ROI
$36,303

Long-Term Rental

Yearly income
$56,000
24 comps
Rental income
$8,266/mo
$79,358
Agency fee (10%)
Finder's fee per tenant
-$7,936
Vacancy (~8%)
1.5mo gap per tenancy
-$6,104
Income tax (10%)
Indonesian rental income tax
-$7,936
Property tax
Annual property tax
-$1,383
Net income
7.1% ROI
$56,000

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 26 years remaining.

$1.6M$1.2M$805K$402K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $790KPeak Capital Value: Yr 1 ($796K)Paid 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 17: 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
$776K
-2%
21 years remaining
Rental Income
+$193K
Total Position
$969K
+23%
4.2%/yr
Year 10
Capital Value
$589K
-26%
16 years remaining
Rental Income
+$416K
Total Position
$1.0M
+27%
2.4%/yr
Year 15
Capital Value
$334K
-58%
11 years remaining
Rental Income
+$675K
Total Position
$1.0M
+28%
1.6%/yr
Year 20
Capital Value
$124K
-84%
6 years remaining
Rental Income
+$975K
Total Position
$1.1M
+39%
1.7%/yr

Location

Bali

Tabanan, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.6% annual return
Occupancy
Average
54% average occupancy
Nightly Rate
Strong
$275 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
510 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
26 years remaining on lease

Top Highlights

Premium nightly rate of $275 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 510 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.6% is near the market average — model your cashflow carefully

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

34% occ.
2.8%
$1,856/mo
44% occ.
3.7%
$2,441/mo
54% occ.
4.6%
$3,025/mo
current
64% occ.
5.5%
$3,610/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.