Brand new two bedroom long leasehold property in serene part of Ubud

Brand new two bedroom long leasehold property in serene part of Ubud

Bali, Bali

$177k

Price

6.2%

ROI

2

Bedrooms

37%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 116 m²
Build: 85 m²
Est. Revenue: $22k/yr
Avg Nightly Rate: $161

Investment Analysis

Introducing a brand-new two-bedroom long leasehold villa tucked away in a quiet and scenic corner of Ubud. Designed for those who appreciate modern comfort within a natural setting, this home blends contemporary lines with a warm, tropical charm.

Kibarer
Bali / Ubud
Long Lease

Brand new two bedroom long leasehold property in serene part of Ubud

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
85 m²
Land Plot
116 m²
Tenure
Lease 40yr
Yield Curve Status

Grade C investment — short-term rental yields 8.4% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score44
GradeC
Brixfox Intelligence
44CModerate
Score Breakdown
ROI & Yield48%
Capital Growth46%
Risk Profile47%
Market Demand44%

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
+11.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.2%
+$28K in 5yr (+16%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.4%
$1,243/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
11.9 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$161/night
50% ($80)Brixfox estimate($161/night)200% ($321)
Occupancy
37%
10%Brixfox estimate(37%)100%

Short-Term Rental

Yearly income
$14,916
Airbnb data$161/night · 37% occupancy
Rental income
$161/night · 37% occ.
$21,752
Running costs (20%)
Utilities, cleaning, maintenance
-$4,350
Income tax (10%)
Indonesian rental income tax
-$2,175
Property tax
Annual property tax
-$311
Net income
8.4% ROI
$14,916

Long-Term Rental

Yearly income
$9,423
14 comps
Rental income
$1,402/mo
$13,461
Agency fee (10%)
Finder's fee per tenant
-$1,346
Vacancy (~8%)
1.5mo gap per tenancy
-$1,035
Income tax (10%)
Indonesian rental income tax
-$1,346
Property tax
Annual property tax
-$311
Net income
5.3% ROI
$9,423

Short-term rental earns 1.6x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 40 years remaining.

$1.3M$970K$647K$323K$0Yr 0Yr 10Yr 20Yr 30Yr 40Purchase PriceIlliquid zoneUnsellableToday: $177KPeak Capital Value: Yr 15 ($249K)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 11: 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
$206K
+16%
35 years remaining
Rental Income
+$79K
Total Position
$285K
+61%
9.9%/yr
Year 10
Capital Value
$239K
+34%
30 years remaining
Rental Income
+$171K
Total Position
$409K
+131%
8.7%/yr
Year 15Peak
Capital Value
$249K
+40%
25 years remaining
Rental Income
+$277K
Total Position
$526K
+197%
7.5%/yr
Year 20
Capital Value
$240K
+35%
20 years remaining
Rental Income
+$401K
Total Position
$641K
+261%
6.6%/yr

Location

Bali

Ubud, Approximate area

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Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Good
Popular area with steady demand
Rental Yield
Strong
8.4% annual return
Occupancy
Weak
37% average occupancy
Nightly Rate
Good
$161 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
116 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
40 years remaining on lease

Top Highlights

High rental yield at 8.4% — outperforms most Bali villas
40+ year lease — strong tenure runway

Watch Out

Occupancy at 37% — factor in seasonal gaps
Compact plot at 116 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

30% occ.
6.8%
$999/mo
40% occ.
9.1%
$1,341/mo
37% occ.
8.4%
$1,243/mo
current
47% occ.
10.7%
$1,585/mo

Lease Timeline

40 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.