Bali Exception
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Bali Exception
Bali / Balian
BEACHFRONT 6 BEDROOM VILLA FOR SALE FREEHOLD IN BALIAN BE-2075
Inventory
6 Beds
Bathrooms
6 Baths
Built Area
546 m²
Land Plot
3030 m²
Tenure
Freehold
Yield Curve Status
Grade B investment — short-term rental yields 6.3% net return annually.
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The Investment
Brixfox Score58
GradeB
Brixfox Intelligence
58BStrong
Score Breakdown
ROI & Yield64%
Capital Growth61%
Risk Profile60%
Market Demand58%
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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+10.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$294K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.3%
$7,131/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
15.9 yr
Rental only
Income Breakdown
Adjust Forecast
Customize your projections
Nightly Rate (ADR)
$604/night
50% ($302)Brixfox estimate($604/night)200% ($1208)
Occupancy
57%
10%Brixfox estimate(57%)100%
Short-Term Rental
Yearly income
$85,577
Airbnb data$604/night · 57% occupancy
Rental income
$604/night · 57% occ.
$125,648
Running costs (20%)
Utilities, cleaning, maintenance
-$25,130
Income tax (10%)
Indonesian rental income tax
-$12,565
Property tax
Annual property tax
-$2,377
Net income
6.3% ROI
$85,577
Long-Term Rental
Yearly income
$16,906
1 comp
Rental income
$2,778/mo
$26,667
Agency fee (10%)
Finder's fee per tenant
-$2,667
Vacancy (~8%)
1.5mo gap per tenancy
-$2,051
Income tax (10%)
Indonesian rental income tax
-$2,667
Property tax
Annual property tax
-$2,377
Net income
1.2% ROI
$16,906
Short-term rental earns 5.1x more but requires active management.
Growth & Exit Strategy
How your investment grows over time
Freehold — 4%/yr appreciation in Bali.
Capital appreciation
Property value growing at +4%/yr based on Bali market trends.
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 14: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.7M
+22%
Rental Income
+$454K
Total Position
$2.1M
+55%
9.2%/yr
Year 10
Capital Value
$2.0M
+48%
Rental Income
+$981K
Total Position
$3.0M
+120%
8.2%/yr
Year 20
Capital Value
$3.0M
+119%
Rental Income
+$2.3M
Total Position
$5.3M
+288%
7.0%/yr
Year 30
Capital Value
$4.4M
+224%
Rental Income
+$4.1M
Total Position
$8.5M
+524%
6.3%/yr
Location
Bali
Balian, Approximate area
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Airbnb Comp Analysis
No nearby Airbnb listings found
Villa Scorecard
Location
Average
Emerging or secondary location
Rental Yield
Good
6.3% annual return
Occupancy
Average
57% average occupancy
Nightly Rate
Strong
$604 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
3030 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership
Top Highlights
Premium nightly rate of $604 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 3030 m² land — room for expansion or amenities
Watch Out
Secondary location — rental demand may be lower than premium areas
Occupancy at 57% — 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
37% occ.
4.0%
$4,560/mo
47% occ.
5.2%
$5,846/mo
57% occ.
6.3%
$7,131/mo
current
67% occ.
7.4%
$8,417/mo
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.