STUNNING 2 BEDROOM VILLA FOR SALE LEASEHOLD IN NUSA LEMBONGAN BE-1968

STUNNING 2 BEDROOM VILLA FOR SALE LEASEHOLD IN NUSA LEMBONGAN BE-1968

Bali, Bali

$310k

Price

12.6%

ROI

2

Bedrooms

42%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 200 m²
Build: 180 m²
Est. Revenue: $51k/yr
Avg Nightly Rate: $336

Investment Analysis

This stunning villa is nestled in Nusa Lembongan walking distance to the pristine shores of Mushroom Bay, renowned for its crystal-clear waters and soft white sand, seamlessly blending luxury with natural charm.This two-bedroom villa is semi furnished and designed with meticulous attention to detail, featuring an equipped kitchen that ensures effortless living or hosting. Its spacious two-level layout offers a seamless flow between indoor and outdoor spaces. Upstairs, the two bedrooms are complemented by en-suite bathrooms and private balconies, providing serene views and a true island retreat experience. The villa’s elegant wooden finishes add a timeless, natural charm, harmoniously blending contemporary luxury with the surrounding tropical environment. Designed for ultimate relaxation, the villa features a private pool surrounded by lush tropical gardens, creating a serene sanctuary to unwind, with dedicated areas for paddle, BBQ, and pétanque. Whether you’re seeking a tranquil personal haven or a high-value property investment, this villa offers a perfect balance of luxury and privacy.

Bali Exception
Bali / Mushroom Bay
Commercial Zone
Long Lease

STUNNING 2 BEDROOM VILLA FOR SALE LEASEHOLD IN NUSA LEMBONGAN BE-1968

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
180 m²
Land Plot
200 m²
Tenure
Lease 39yr
Yield Curve Status

Grade B+ investment — short-term rental yields 11.4% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score73
GradeB+
Brixfox Intelligence
73B+Strong
Score Breakdown
ROI & Yield80%
Capital Growth77%
Risk Profile74%
Market Demand73%

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
+14.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.2%
+$49K in 5yr (+16%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
11.4%
$2,955/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
8.7 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$336/night
50% ($168)Brixfox estimate($336/night)200% ($672)
Occupancy
42%
10%Brixfox estimate(42%)100%

Short-Term Rental

Yearly income
$35,462
Airbnb data$336/night · 42% occupancy
Rental income
$336/night · 42% occ.
$51,434
Running costs (20%)
Utilities, cleaning, maintenance
-$10,287
Income tax (10%)
Indonesian rental income tax
-$5,143
Property tax
Annual property tax
-$542
Net income
11.4% ROI
$35,462

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

Growth & Exit Strategy

How your investment grows over time

Leasehold with 39 years remaining.

$2.9M$2.2M$1.5M$736K$0Yr 0Yr 10Yr 20Yr 30Purchase PriceIlliquid zoneUnsellableToday: $310KPeak Capital Value: Yr 14 ($422K)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 8: 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
$359K
+16%
34 years remaining
Rental Income
+$188K
Total Position
$547K
+77%
12.1%/yr
Year 10
Capital Value
$408K
+32%
29 years remaining
Rental Income
+$407K
Total Position
$814K
+163%
10.2%/yr
Year 15
Capital Value
$420K
+36%
24 years remaining
Rental Income
+$660K
Total Position
$1.1M
+248%
8.7%/yr
Year 20
Capital Value
$386K
+25%
19 years remaining
Rental Income
+$953K
Total Position
$1.3M
+332%
7.6%/yr

Location

Bali

Mushroom Bay, 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
11.4% annual return
Occupancy
Weak
42% average occupancy
Nightly Rate
Strong
$336 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
200 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
39 years remaining on lease

Top Highlights

High rental yield at 11.4% — outperforms most Bali villas
Premium nightly rate of $336 — 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 42% — 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.
8.1%
$2,100/mo
40% occ.
10.9%
$2,815/mo
42% occ.
11.4%
$2,955/mo
current
52% occ.
14.2%
$3,670/mo

Lease Timeline

39 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.