Modern three bedrooms villa in pantai nyanyi for sale

Modern three bedrooms villa in pantai nyanyi for sale

Bali, Bali

$820k

Price

2.5%

ROI

3

Bedrooms

53%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 425 m²
Build: 460 m²
Est. Revenue: $50k/yr
Avg Nightly Rate: $256

Investment Analysis

Discover elegance in this modern 3-bedroom villa in Jalan Pantai Nyanyi, set on a spacious 425 m2 land. Featuring 3-4 bathrooms, an inviting swimming pool, and open-close living and dining areas, the residence seamlessly blends contemporary style with tropical charm.

Kibarer
Bali / Tabanan
Commercial Zone

Modern three bedrooms villa in pantai nyanyi for sale

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

Grade C+ investment — long-term rental yields 5.9% 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.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+3.7%
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
4.1%
$2,777/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
24.6 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$256/night
50% ($128)Brixfox estimate($256/night)200% ($512)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Yearly income
$33,321
Airbnb data$256/night · 53% occupancy
Rental income
$256/night · 53% occ.
$49,652
Running costs (20%)
Utilities, cleaning, maintenance
-$9,930
Income tax (10%)
Indonesian rental income tax
-$4,965
Property tax
Annual property tax
-$1,436
Net income
4.1% ROI
$33,321

Long-Term Rental

Yearly income
$48,310
24 comps
Rental income
$7,166/mo
$68,797
Agency fee (10%)
Finder's fee per tenant
-$6,880
Vacancy (~8%)
1.5mo gap per tenancy
-$5,292
Income tax (10%)
Indonesian rental income tax
-$6,880
Property tax
Annual property tax
-$1,436
Net income
5.9% ROI
$48,310

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.

$1.5M$1.1M$739K$369K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $820KPeak Capital Value: Yr 1 ($827K)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 19: 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
$806K
-2%
21 years remaining
Rental Income
+$177K
Total Position
$983K
+20%
3.7%/yr
Year 10
Capital Value
$611K
-26%
16 years remaining
Rental Income
+$382K
Total Position
$993K
+21%
1.9%/yr
Year 15
Capital Value
$347K
-58%
11 years remaining
Rental Income
+$620K
Total Position
$967K
+18%
1.1%/yr
Year 20
Capital Value
$129K
-84%
6 years remaining
Rental Income
+$895K
Total Position
$1.0M
+25%
1.1%/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
4.1% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Strong
$256 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Good
425 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
26 years remaining on lease

Top Highlights

Premium nightly rate of $256 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Commercial Zone verified — fully licensed for short-term rentals

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.1% 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

33% occ.
2.5%
$1,688/mo
43% occ.
3.3%
$2,232/mo
53% occ.
4.1%
$2,777/mo
current
63% occ.
4.9%
$3,321/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.