3-BEDROOM OASIS IN BALANGAN

3-BEDROOM OASIS IN BALANGAN

Bali, Bali

$265k

Price

19.3%

ROI

3

Bedrooms

73%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 123 m²
Build: 149 m²
Est. Revenue: $76k/yr
Avg Nightly Rate: $285

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 20.0% net return annually.

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The Investment

Brixfox Score50
GradeC+
Brixfox Intelligence
50C+Moderate
Score Breakdown
ROI & Yield55%
Capital Growth53%
Risk Profile53%
Market Demand50%

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
+23.1%
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
20.0%
$4,414/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
5 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
5.0 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$285/night
50% ($143)Brixfox estimate($285/night)200% ($571)
Occupancy
73%
10%Brixfox estimate(73%)100%

Short-Term Rental

Yearly income
$52,964
Airbnb data$285/night · 73% occupancy
Rental income
$285/night · 73% occ.
$76,326
Running costs (20%)
Utilities, cleaning, maintenance
-$15,265
Income tax (10%)
Indonesian rental income tax
-$7,633
Property tax
Annual property tax
-$465
Net income
20.0% ROI
$52,964

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 1.9x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 35 years remaining.

$3.7M$2.8M$1.8M$921K$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 5: 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
+$281K
Total Position
$589K
+122%
17.3%/yr
Year 10Peak
Capital Value
$321K
+21%
25 years remaining
Rental Income
+$607K
Total Position
$928K
+250%
13.3%/yr
Year 15
Capital Value
$310K
+17%
20 years remaining
Rental Income
+$985K
Total Position
$1.3M
+388%
11.1%/yr
Year 20
Capital Value
$216K
-19%
15 years remaining
Rental Income
+$1.4M
Total Position
$1.6M
+517%
9.5%/yr

Location

Bali

Balangan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
20.0% annual return
Occupancy
Good
73% average occupancy
Nightly Rate
Strong
$285 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 20.0% — outperforms most Bali villas
Premium nightly rate of $285 — 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
Compact plot at 123 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

53% occ.
14.5%
$3,198/mo
63% occ.
17.2%
$3,806/mo
73% occ.
20.0%
$4,414/mo
current
83% occ.
22.7%
$5,021/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.