Upcoming cliff side three bedroom leasehold property in Pandawa

Upcoming cliff side three bedroom leasehold property in Pandawa

Bali, Bali

$323k

Price

6.5%

ROI

3

Bedrooms

34%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 129 m²
Build: 129 m²
Est. Revenue: $21k/yr
Avg Nightly Rate: $171

Investment Analysis

Discover a unique opportunity to own a chic three-bedroom leasehold property in the highly sought-after Pandawa area, situated dramatically atop a cliff within a premier complex.

Kibarer
Bali / Pandawa
Commercial Zone

Upcoming cliff side three bedroom leasehold property in Pandawa

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
129 m²
Land Plot
129 m²
Tenure
Lease 23yr
Yield Curve Status

Grade C+ investment — short-term rental yields 4.4% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score45
GradeC+
Brixfox Intelligence
45C+Moderate
Score Breakdown
ROI & Yield50%
Capital Growth47%
Risk Profile48%
Market Demand45%

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
+1.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-2.6%
-$42K in 5yr (-13%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.4%
$1,176/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
22 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
22.9 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$171/night
50% ($86)Brixfox estimate($171/night)200% ($343)
Occupancy
34%
10%Brixfox estimate(34%)100%

Short-Term Rental

Yearly income
$14,114
Airbnb data$171/night · 34% occupancy
Rental income
$171/night · 34% occ.
$20,972
Running costs (20%)
Utilities, cleaning, maintenance
-$4,194
Income tax (10%)
Indonesian rental income tax
-$2,097
Property tax
Annual property tax
-$566
Net income
4.4% ROI
$14,114

Long-Term Rental

Yearly income
$8,857
7 comps
Rental income
$1,357/mo
$13,032
Agency fee (10%)
Finder's fee per tenant
-$1,303
Vacancy (~8%)
1.5mo gap per tenancy
-$1,002
Income tax (10%)
Indonesian rental income tax
-$1,303
Property tax
Annual property tax
-$566
Net income
2.7% ROI
$8,857

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 23 years remaining.

$527K$395K$263K$132K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $323KPeak Capital Value: NowPaid 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 18: 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
$281K
-13%
18 years remaining
Rental Income
+$75K
Total Position
$356K
+10%
1.9%/yr
Year 10
Capital Value
$181K
-44%
13 years remaining
Rental Income
+$162K
Total Position
$343K
+6%
0.6%/yr
Year 15
Capital Value
$84K
-74%
8 years remaining
Rental Income
+$263K
Total Position
$347K
+7%
0.5%/yr
Year 20
Capital Value
$21K
-94%
3 years remaining
Rental Income
+$379K
Total Position
$400K
+24%
1.1%/yr

Location

Bali

Pandawa, Approximate area

Loading Map...

Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.4% annual return
Occupancy
Weak
34% average occupancy
Nightly Rate
Good
$171 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Weak
129 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Good
23 years remaining on lease

Top Highlights

Commercial Zone verified — fully licensed for short-term rentals

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.4% is near 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.
3.9%
$1,047/mo
40% occ.
5.2%
$1,412/mo
34% occ.
4.4%
$1,176/mo
current
44% occ.
5.7%
$1,541/mo

Lease Timeline

23 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 8 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.