Brand New Two Bedroom Leasehold Villa Overlooking Ricefields in Cepaka

Brand New Two Bedroom Leasehold Villa Overlooking Ricefields in Cepaka

Bali, Bali

$227k

Price

12.6%

ROI

2

Bedrooms

73%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 260 m²
Build: 120 m²
Est. Revenue: $43k/yr
Avg Nightly Rate: $159

Investment Analysis

This brand new two-bedroom leasehold villa offers a serene retreat in the peaceful village of Cepaka, blending modern comfort with Bali’s natural beauty.

Kibarer
Bali / Cepaka

Brand New Two Bedroom Leasehold Villa Overlooking Ricefields in Cepaka

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
120 m²
Land Plot
260 m²
Tenure
Lease 27yr
Yield Curve Status

Grade B+ investment — short-term rental yields 12.9% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score65
GradeB+
Brixfox Intelligence
65B+Strong
Score Breakdown
ROI & Yield72%
Capital Growth68%
Risk Profile67%
Market Demand65%

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
+12.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.0%
-$239 in 5yr (-0%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
12.9%
$2,448/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
7.7 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$159/night
50% ($80)Brixfox estimate($159/night)200% ($318)
Occupancy
73%
10%Brixfox estimate(73%)100%

Short-Term Rental

Yearly income
$29,378
Airbnb data$159/night · 73% occupancy
Rental income
$159/night · 73% occ.
$42,538
Running costs (20%)
Utilities, cleaning, maintenance
-$8,508
Income tax (10%)
Indonesian rental income tax
-$4,254
Property tax
Annual property tax
-$398
Net income
12.9% ROI
$29,378

Long-Term Rental

Yearly income
$13,079
50 comps
Rental income
$1,942/mo
$18,639
Agency fee (10%)
Finder's fee per tenant
-$1,864
Vacancy (~8%)
1.5mo gap per tenancy
-$1,434
Income tax (10%)
Indonesian rental income tax
-$1,864
Property tax
Annual property tax
-$398
Net income
5.8% ROI
$13,079

Short-term rental earns 2.2x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 27 years remaining.

$1.4M$1.0M$688K$344K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $227KPeak Capital Value: Yr 2 ($231K)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 8: 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
$227K
-0%
22 years remaining
Rental Income
+$156K
Total Position
$383K
+68%
11.0%/yr
Year 10
Capital Value
$185K
-19%
17 years remaining
Rental Income
+$337K
Total Position
$522K
+130%
8.7%/yr
Year 15
Capital Value
$113K
-50%
12 years remaining
Rental Income
+$546K
Total Position
$659K
+190%
7.4%/yr
Year 20
Capital Value
$48K
-79%
7 years remaining
Rental Income
+$789K
Total Position
$837K
+268%
6.7%/yr

Location

Bali

Cepaka, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
12.9% annual return
Occupancy
Good
73% average occupancy
Nightly Rate
Good
$159 per night
Visual Appeal
Strong
10/10 instagrammability
Size & Space
Average
260 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
27 years remaining on lease

Top Highlights

High rental yield at 12.9% — outperforms most Bali villas
Stunning visuals with 10/10 instagrammability — commands premium nightly rates
27+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
Compact plot at 260 m² — limited expansion potential

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

53% occ.
9.3%
$1,771/mo
63% occ.
11.1%
$2,109/mo
73% occ.
12.9%
$2,448/mo
current
83% occ.
14.7%
$2,787/mo

Lease Timeline

27 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.