Upcoming Two Bedroom Villa located in Kedungu

Upcoming Two Bedroom Villa located in Kedungu

Bali, Bali

$259k

Price

1.6%

ROI

2

Bedrooms

4%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 150 m²
Build: 110 m²
Est. Revenue: $4k/yr
Avg Nightly Rate: $254

Investment Analysis

Located in the quiet area of Kedungu, with both mountain and ocean view nearby, this villa is 1 km away from surfing beach, 15 minutes bike ride to busy Canggu. Surrounding by popular cultural spot Pretty Poison, Joshua District and new cafes opening up, Kedungu is the next Canggu in next 5 years.

Kibarer
Bali / Kedungu

Upcoming Two Bedroom Villa located in Kedungu

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
110 m²
Land Plot
150 m²
Tenure
Lease 26yr
Yield Curve Status

Grade D investment — long-term rental yields 1.9% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score33
GradeD
Brixfox Intelligence
33DBelow Avg
Score Breakdown
ROI & Yield36%
Capital Growth35%
Risk Profile36%
Market Demand33%

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
+0.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.3%
-$4K in 5yr (-2%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
0.8%
$180/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
—
Rental only

Income Breakdown

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Nightly Rate (ADR)
$254/night
50% ($127)Brixfox estimate($254/night)200% ($509)
Occupancy
4%
10%Brixfox estimate(4%)100%

Short-Term Rental

Yearly income
$2,159
Airbnb data$254/night · 4% occupancy
Rental income
$254/night · 4% occ.
$3,731
Running costs (20%)
Utilities, cleaning, maintenance
-$746
Income tax (10%)
Indonesian rental income tax
-$373
Property tax
Annual property tax
-$453
Net income
0.8% ROI
$2,159

Long-Term Rental

Yearly income
$5,003
31 comps
Rental income
$786/mo
$7,545
Agency fee (10%)
Finder's fee per tenant
-$755
Vacancy (~8%)
1.5mo gap per tenancy
-$580
Income tax (10%)
Indonesian rental income tax
-$755
Property tax
Annual property tax
-$453
Net income
1.9% ROI
$5,003

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.

$306K$229K$153K$76K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $259KPeak Capital Value: Yr 1 ($261K)
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
$255K
-2%
21 years remaining
Rental Income
+$11K
Total Position
$266K
+3%
0.5%/yr
Year 10
Capital Value
$193K
-26%
16 years remaining
Rental Income
+$25K
Total Position
$218K
-16%
-1.7%/yr
Year 15
Capital Value
$110K
-58%
11 years remaining
Rental Income
+$40K
Total Position
$150K
-42%
-3.6%/yr
Year 20
Capital Value
$41K
-84%
6 years remaining
Rental Income
+$58K
Total Position
$99K
-62%
-4.7%/yr

Location

Bali

Kedungu, Approximate area

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Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
0.8% annual return
Occupancy
Weak
4% average occupancy
Nightly Rate
Strong
$254 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
150 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
26 years remaining on lease

Top Highlights

Premium nightly rate of $254 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
26+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 0.8% is below the market average — model your cashflow carefully

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
7.4%
$1,587/mo
40% occ.
9.9%
$2,128/mo
4% occ.
0.8%
$180/mo
current
14% occ.
3.3%
$721/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.