GORGEOUS DESIGN VILLA IN CEPAKA

GORGEOUS DESIGN VILLA IN CEPAKA

Bali, Bali

$198k

Price

7.6%

ROI

3

Bedrooms

39%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 300 m²
Build: 200 m²
Est. Revenue: $32k/yr
Avg Nightly Rate: $224

Investment Analysis

Discover a modern mix with gorgious traditional handcraft, like no other joglo with this exquisite 3-bedroom villa nestled along a tranquil riverbank in the lush village of Cepaka.

Propertia
Bali / Cepaka

GORGEOUS DESIGN VILLA IN CEPAKA

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
200 m²
Land Plot
300 m²
Tenure
Lease 19yr
Yield Curve Status

Grade C+ investment — short-term rental yields 11.1% net return annually.

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The Investment

Brixfox Score46
GradeC+
Brixfox Intelligence
46C+Moderate
Score Breakdown
ROI & Yield51%
Capital Growth48%
Risk Profile49%
Market Demand46%

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
+4.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-6.6%
-$65K in 5yr (-33%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
11.1%
$1,822/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
15 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
9.0 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$224/night
50% ($112)Brixfox estimate($224/night)200% ($449)
Occupancy
39%
10%Brixfox estimate(39%)100%

Short-Term Rental

Yearly income
$21,868
Airbnb data$224/night · 39% occupancy
Rental income
$224/night · 39% occ.
$31,734
Running costs (20%)
Utilities, cleaning, maintenance
-$6,347
Income tax (10%)
Indonesian rental income tax
-$3,173
Property tax
Annual property tax
-$346
Net income
11.1% ROI
$21,868

Long-Term Rental

Yearly income
$21,628
50 comps
Rental income
$3,166/mo
$30,389
Agency fee (10%)
Finder's fee per tenant
-$3,039
Vacancy (~8%)
1.5mo gap per tenancy
-$2,338
Income tax (10%)
Indonesian rental income tax
-$3,039
Property tax
Annual property tax
-$346
Net income
10.9% ROI
$21,628

Short-term rental earns 1.0x 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$197,749
BPHTB (freehold transfer tax)$9,887
Notary & registration$1,800
Legal / due diligence$1,977
Total acquisition costs$13,664
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$5,000
($0–$10,000)
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$42,900
All-in investment$259,313

Gross yield (asking)

16.0%

True gross yield (all-in)

12.2%

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 19 years remaining.

$632K$474K$316K$158K$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 9: 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
$133K
-33%
14 years remaining
Rental Income
+$116K
Total Position
$249K
+26%
4.7%/yr
Year 10
Capital Value
$65K
-67%
9 years remaining
Rental Income
+$251K
Total Position
$316K
+60%
4.8%/yr
Year 15
Capital Value
$18K
-91%
4 years remaining
Rental Income
+$407K
Total Position
$425K
+115%
5.2%/yr
Leasehold Alert
With 19 years remaining, the property is approaching the illiquid zone. Consider your exit strategy within the next 4 years.

Location

Bali

Cepaka, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
11.1% annual return
Occupancy
Weak
39% average occupancy
Nightly Rate
Strong
$224 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Average
300 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
19 years remaining on lease

Top Highlights

High rental yield at 11.1% — outperforms most villas in this market
Premium nightly rate of $224 — 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 39% — 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.
8.5%
$1,404/mo
40% occ.
11.4%
$1,881/mo
39% occ.
11.1%
$1,822/mo
current
49% occ.
14.0%
$2,300/mo

Lease Timeline

19 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 4 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.