Beautiful Modern Villa in Kerobokan

Beautiful Modern Villa in Kerobokan

Bali, Bali

$231k

Price

10.0%

ROI

3

Bedrooms

50%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 206 m²
Build: 145 m²
Est. Revenue: $38k/yr
Avg Nightly Rate: $209

Investment Analysis

This stunning villa in Kerobokan combines sleek modern design with tropical accents, creating a stylish and comfortable space. Located just minutes from Canggu and close to popular restaurants, cafes, gyms, and lifestyle destinations, it’s an ideal choice for both daily living and holiday getaways.

Propertia
Bali / Kerobokan

Beautiful Modern Villa in Kerobokan

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
145 m²
Land Plot
206 m²
Tenure
Lease 29yr
Yield Curve Status

Grade C investment — short-term rental yields 11.3% net return annually.

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The Investment

Brixfox Score41
GradeC
Brixfox Intelligence
41CModerate
Score Breakdown
ROI & Yield45%
Capital Growth43%
Risk Profile44%
Market Demand41%

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
+11.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.6%
+$7K in 5yr (+3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
11.3%
$2,180/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
8.8 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$209/night
50% ($104)Brixfox estimate($209/night)200% ($417)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Yearly income
$26,157
Airbnb data$209/night · 50% occupancy
Rental income
$209/night · 50% occ.
$37,946
Running costs (20%)
Utilities, cleaning, maintenance
-$7,589
Income tax (10%)
Indonesian rental income tax
-$3,795
Property tax
Annual property tax
-$405
Net income
11.3% ROI
$26,157

Long-Term Rental

Yearly income
$24,270
50 comps
Rental income
$3,555/mo
$34,125
Agency fee (10%)
Finder's fee per tenant
-$3,413
Vacancy (~8%)
1.5mo gap per tenancy
-$2,625
Income tax (10%)
Indonesian rental income tax
-$3,413
Property tax
Annual property tax
-$405
Net income
10.5% ROI
$24,270

Short-term rental earns 1.1x more but requires active management.

True all-in investment

What the headline asking price actually costs once mandatory taxes, fees, renovation, and furnishing are added. Yields rebased onto this number — closer to what you'll really earn against what you'll really pay.

Asking price$231,481
BPHTB (freehold transfer tax)$11,574
Notary & registration$1,800
Legal / due diligence$2,315
Total acquisition costs$15,689
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$3,625
($0–$7,250)
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$42,900
All-in investment$293,695

Gross yield (asking)

16.4%

True gross yield (all-in)

12.9%

Bali estimates assume freehold (Hak Milik) acquisition via PT PMA. Leasehold (Hak Sewa) deals have lower transfer costs (~1% vs 5% BPHTB). Renovation rates calibrated to Bali contractor pricing. Working capital not included.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 29 years remaining.

$1.4M$1.0M$680K$340K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $231KPeak Capital Value: Yr 4 ($239K)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
$238K
+3%
24 years remaining
Rental Income
+$139K
Total Position
$377K
+63%
10.3%/yr
Year 10
Capital Value
$219K
-5%
19 years remaining
Rental Income
+$300K
Total Position
$519K
+124%
8.4%/yr
Year 15
Capital Value
$147K
-36%
14 years remaining
Rental Income
+$486K
Total Position
$634K
+174%
6.9%/yr
Year 20
Capital Value
$73K
-69%
9 years remaining
Rental Income
+$703K
Total Position
$775K
+235%
6.2%/yr

Location

Bali

Kerobokan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
11.3% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Strong
$209 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
206 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
29 years remaining on lease

Top Highlights

High rental yield at 11.3% — outperforms most villas in this market
Premium nightly rate of $209 — 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
Occupancy at 50% — factor in seasonal gaps

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
6.7%
$1,298/mo
40% occ.
9.0%
$1,742/mo
50% occ.
11.3%
$2,180/mo
current
60% occ.
13.6%
$2,624/mo

Lease Timeline

29 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.