3-BEDROOM OASIS IN BALANGAN

3-BEDROOM OASIS IN BALANGAN

Bali, Bali

$265k

Price

13.6%

ROI

3

Bedrooms

46%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 123 m²
Build: 149 m²
Est. Revenue: $59k/yr
Avg Nightly Rate: $357

Investment Analysis

Nestled in the serene area of Balangan, this off-plan villa offers a perfect blend of tranquility and accessibility. Just an 8-minute drive to the picturesque Dreamland Beach and moments away from the vibrant Bingin lifestyle, trendy cafes, and entertainment, Balangan provides a unique charm ideal for both residents and investors.

Propertia
Bali / Balangan
Commercial Zone
Long Lease

3-BEDROOM OASIS IN BALANGAN

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
149 m²
Land Plot
123 m²
Tenure
Lease 35yr
Yield Curve Status

Grade C+ investment — short-term rental yields 15.5% net return annually.

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The Investment

Brixfox Score48
GradeC+
Brixfox Intelligence
48C+Moderate
Score Breakdown
ROI & Yield53%
Capital Growth50%
Risk Profile51%
Market Demand48%

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
+18.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.2%
+$42K in 5yr (+16%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
15.5%
$3,423/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
6 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
6.5 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$357/night
50% ($179)Brixfox estimate($357/night)200% ($714)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$41,080
Airbnb data$357/night · 46% occupancy
Rental income
$357/night · 46% occ.
$59,349
Running costs (20%)
Utilities, cleaning, maintenance
-$11,870
Income tax (10%)
Indonesian rental income tax
-$5,935
Property tax
Annual property tax
-$465
Net income
15.5% ROI
$41,080

Long-Term Rental

Yearly income
$27,198
6 comps
Rental income
$3,985/mo
$38,256
Agency fee (10%)
Finder's fee per tenant
-$3,826
Vacancy (~8%)
1.5mo gap per tenancy
-$2,943
Income tax (10%)
Indonesian rental income tax
-$3,826
Property tax
Annual property tax
-$465
Net income
10.2% ROI
$27,198

Short-term rental earns 1.5x 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$265,432
BPHTB (freehold transfer tax)$13,272
Notary & registration$1,800
Legal / due diligence$2,654
Total acquisition costs$17,726
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$3,725
($0–$7,450)
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$40,700
All-in investment$327,583

Gross yield (asking)

22.4%

True gross yield (all-in)

18.1%

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 35 years remaining.

$2.9M$2.1M$1.4M$714K$0Yr 0Yr 10Yr 20Yr 30Purchase PriceIlliquid zoneUnsellableToday: $265KPeak Capital Value: Yr 10 ($321K)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 6: 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
$308K
+16%
30 years remaining
Rental Income
+$218K
Total Position
$526K
+98%
14.7%/yr
Year 10Peak
Capital Value
$321K
+21%
25 years remaining
Rental Income
+$471K
Total Position
$792K
+198%
11.6%/yr
Year 15
Capital Value
$310K
+17%
20 years remaining
Rental Income
+$764K
Total Position
$1.1M
+305%
9.8%/yr
Year 20
Capital Value
$216K
-19%
15 years remaining
Rental Income
+$1.1M
Total Position
$1.3M
+397%
8.3%/yr

Location

Bali

Balangan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
15.5% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Strong
$357 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
123 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
35 years remaining on lease

Top Highlights

High rental yield at 15.5% — outperforms most villas in this market
Premium nightly rate of $357 — 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 46% — factor in seasonal gaps

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.
10.1%
$2,242/mo
40% occ.
13.6%
$3,003/mo
46% occ.
15.5%
$3,423/mo
current
56% occ.
18.9%
$4,184/mo

Lease Timeline

35 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.