Modern four bedroom leasehold property upcoming in Tibubeneng

Modern four bedroom leasehold property upcoming in Tibubeneng

Bali, Bali

$623k

Price

10.5%

ROI

4

Bedrooms

68%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 364 m²
Build: 373 m²
Est. Revenue: $97k/yr
Avg Nightly Rate: $395

Investment Analysis

This upcoming modern four-bedroom leasehold property in Tibubeneng offers a luxurious blend of contemporary design and Mediterranean charm, set against the backdrop of Bali’s natural beauty.

Kibarer
Bali / Tibubeneng

Modern four bedroom leasehold property upcoming in Tibubeneng

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
373 m²
Land Plot
364 m²
Tenure
Lease 24yr
Yield Curve Status

Grade B investment — short-term rental yields 10.8% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score58
GradeB
Brixfox Intelligence
58BStrong
Score Breakdown
ROI & Yield64%
Capital Growth61%
Risk Profile60%
Market Demand58%

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
+9.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-1.6%
-$50K in 5yr (-8%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.8%
$5,593/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
9.3 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$395/night
50% ($197)Brixfox estimate($395/night)200% ($790)
Occupancy
68%
10%Brixfox estimate(68%)100%

Short-Term Rental

Yearly income
$67,112
Airbnb data$395/night · 68% occupancy
Rental income
$395/night · 68% occ.
$97,432
Running costs (20%)
Utilities, cleaning, maintenance
-$19,486
Income tax (10%)
Indonesian rental income tax
-$9,743
Property tax
Annual property tax
-$1,090
Net income
10.8% ROI
$67,112

Long-Term Rental

Yearly income
$26,424
30 comps
Rental income
$3,964/mo
$38,052
Agency fee (10%)
Finder's fee per tenant
-$3,805
Vacancy (~8%)
1.5mo gap per tenancy
-$2,927
Income tax (10%)
Indonesian rental income tax
-$3,805
Property tax
Annual property tax
-$1,090
Net income
4.2% ROI
$26,424

Short-term rental earns 2.5x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 24 years remaining.

$2.7M$2.0M$1.3M$664K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $623KPeak Capital Value: NowPaid 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 9: 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
$573K
-8%
19 years remaining
Rental Income
+$356K
Total Position
$929K
+49%
8.3%/yr
Year 10
Capital Value
$385K
-38%
14 years remaining
Rental Income
+$769K
Total Position
$1.2M
+85%
6.4%/yr
Year 15
Capital Value
$190K
-70%
9 years remaining
Rental Income
+$1.2M
Total Position
$1.4M
+131%
5.7%/yr
Year 20
Capital Value
$52K
-92%
4 years remaining
Rental Income
+$1.8M
Total Position
$1.9M
+198%
5.6%/yr

Location

Bali

Tibubeneng, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
10.8% annual return
Occupancy
Good
68% average occupancy
Nightly Rate
Strong
$395 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Good
364 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
24 years remaining on lease

Top Highlights

High rental yield at 10.8% — outperforms most Bali villas
Premium nightly rate of $395 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
STR zoning not confirmed — verify before purchasing for short-term rental use

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

48% occ.
7.5%
$3,912/mo
58% occ.
9.2%
$4,752/mo
68% occ.
10.8%
$5,593/mo
current
78% occ.
12.4%
$6,433/mo

Lease Timeline

24 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 9 years while the property is still easy to sell.

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.