Brand New Leasehold Complex Villa for Sale in Tegal Cupek

Brand New Leasehold Complex Villa for Sale in Tegal Cupek

Bali, Bali

$198k

Price

19.0%

ROI

5

Bedrooms

38%

Occupancy

5 Bathrooms
Ownership: leasehold
Land: 300 m²
Build: 152 m²
Est. Revenue: $62k/yr
Avg Nightly Rate: $442

Investment Analysis

This real estate complex is located in a peaceful area of Tegal Cupek just 10 minutes away from the beach.

Kibarer
Bali / Umalas, Tegal Cupek

Brand New Leasehold Complex Villa for Sale in Tegal Cupek

Inventory
5 Beds
Bathrooms
5 Baths
Built Area
152 m²
Land Plot
300 m²
Tenure
Lease 18yr
Yield Curve Status

Grade B investment — short-term rental yields 21.7% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score58
GradeB
Brixfox Intelligence
58BStrong
Score Breakdown
ROI & Yield64%
Capital Growth61%
Risk Profile60%
Market Demand58%

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
+14.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-7.1%
-$70K in 5yr (-36%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
21.7%
$3,576/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
4.6 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$442/night
50% ($221)Brixfox estimate($442/night)200% ($884)
Occupancy
38%
10%Brixfox estimate(38%)100%

Short-Term Rental

Yearly income
$42,915
Airbnb data$442/night · 38% occupancy
Rental income
$442/night · 38% occ.
$61,801
Running costs (20%)
Utilities, cleaning, maintenance
-$12,360
Income tax (10%)
Indonesian rental income tax
-$6,180
Property tax
Annual property tax
-$346
Net income
21.7% ROI
$42,915

Long-Term Rental

Yearly income
$26,118
50 comps
Rental income
$3,812/mo
$36,599
Agency fee (10%)
Finder's fee per tenant
-$3,660
Vacancy (~8%)
1.5mo gap per tenancy
-$2,815
Income tax (10%)
Indonesian rental income tax
-$3,660
Property tax
Annual property tax
-$346
Net income
13.2% ROI
$26,118

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 18 years remaining.

$1.2M$867K$578K$289K$0Yr 0Yr 5Yr 10Yr 15Purchase PriceIlliquid zoneUnsellableToday: $198KPeak Capital Value: NowPaid 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
$127K
-36%
13 years remaining
Rental Income
+$228K
Total Position
$355K
+80%
12.4%/yr
Year 10
Capital Value
$59K
-70%
8 years remaining
Rental Income
+$492K
Total Position
$551K
+179%
10.8%/yr
Year 15
Capital Value
$15K
-93%
3 years remaining
Rental Income
+$798K
Total Position
$813K
+311%
9.9%/yr
Leasehold Alert
With 18 years remaining, the property is approaching the illiquid zone. Consider your exit strategy within the next 3 years.

Location

Bali

Umalas, Tegal Cupek, Approximate area

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Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
21.7% annual return
Occupancy
Weak
38% average occupancy
Nightly Rate
Strong
$442 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Average
300 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
18 years remaining on lease

Top Highlights

High rental yield at 21.7% — outperforms most Bali villas
Premium nightly rate of $442 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 38% — 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.
17.0%
$2,795/mo
40% occ.
22.7%
$3,736/mo
38% occ.
21.7%
$3,576/mo
current
48% occ.
27.4%
$4,517/mo

Lease Timeline

18 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 3 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.