Modern Inspired Family Home in Padonan

Modern Inspired Family Home in Padonan

Bali, Bali

$178k

Price

9.5%

ROI

3

Bedrooms

50%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 146 m²
Build: 152 m²
Est. Revenue: $39k/yr
Avg Nightly Rate: $215

Investment Analysis

Located in the peaceful yet strategic area of Padonan, this stylish 3-bedroom villa offers easy access to the vibrant lifestyle of Canggu. Surrounded by popular cafes, restaurants, gyms, and just a short drive to the beach, this location is perfect for both comfortable living and a profitable rental investment.

Propertia
Bali / Padonan

Modern Inspired Family Home in Padonan

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
152 m²
Land Plot
146 m²
Tenure
Lease 28yr
Yield Curve Status

Grade D investment — short-term rental yields 15.3% net return annually.

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The Investment

Brixfox Score34
GradeD
Brixfox Intelligence
34DBelow Avg
Score Breakdown
ROI & Yield37%
Capital Growth36%
Risk Profile37%
Market Demand34%

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
+15.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.3%
+$3K in 5yr (+1%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
15.3%
$2,266/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
6.5 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$215/night
50% ($107)Brixfox estimate($215/night)200% ($430)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Yearly income
$27,187
Airbnb data$215/night · 50% occupancy
Rental income
$215/night · 50% occ.
$39,283
Running costs (20%)
Utilities, cleaning, maintenance
-$7,857
Income tax (10%)
Indonesian rental income tax
-$3,928
Property tax
Annual property tax
-$311
Net income
15.3% ROI
$27,187

Long-Term Rental

Yearly income
$12,724
50 comps
Rental income
$1,878/mo
$18,027
Agency fee (10%)
Finder's fee per tenant
-$1,803
Vacancy (~8%)
1.5mo gap per tenancy
-$1,387
Income tax (10%)
Indonesian rental income tax
-$1,803
Property tax
Annual property tax
-$311
Net income
7.2% ROI
$12,724

Short-term rental earns 2.1x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 28 years remaining.

$1.3M$1.0M$671K$336K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $178KPeak Capital Value: Yr 3 ($182K)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 7: 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
$180K
+1%
23 years remaining
Rental Income
+$144K
Total Position
$325K
+83%
12.8%/yr
Year 10
Capital Value
$157K
-12%
18 years remaining
Rental Income
+$312K
Total Position
$468K
+164%
10.2%/yr
Year 15
Capital Value
$101K
-43%
13 years remaining
Rental Income
+$506K
Total Position
$607K
+241%
8.5%/yr
Year 20
Capital Value
$47K
-74%
8 years remaining
Rental Income
+$731K
Total Position
$777K
+337%
7.7%/yr

Location

Bali

Padonan, 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
15.3% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Strong
$215 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
146 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
28 years remaining on lease

Top Highlights

High rental yield at 15.3% — outperforms most Bali villas
Premium nightly rate of $215 — positioned in the top tier
28+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 50% — 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.
9.1%
$1,351/mo
40% occ.
12.2%
$1,808/mo
50% occ.
15.3%
$2,266/mo
current
60% occ.
18.4%
$2,723/mo

Lease Timeline

28 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.