OCEAN AND SUNSET VIEW 4 BEDROOM VILLA FOR SALE LEASEHOLD IN PADANG PADANG BE-2213

OCEAN AND SUNSET VIEW 4 BEDROOM VILLA FOR SALE LEASEHOLD IN PADANG PADANG BE-2213

Bali, Bali

$1.2M

Price

4.8%

ROI

4

Bedrooms

46%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 695 m²
Build: 335 m²
Est. Revenue: $86k/yr
Avg Nightly Rate: $513

Investment Analysis

Discover a stunning villa in prime Padang Padang, surrounded by luxury villas and trendy cafes, just minutes from world-famous surf, white sand beaches, and top beach clubs.Step inside to find 4 spacious bedrooms, each with its own stylish ensuite. The villa features a fully equipped kitchen, dining area, and expansive living room—all fully furnished with taste and comfort. High-end finishes, natural materials, and floor-to-ceiling glass invite abundant natural light and a seamless indoor-outdoor feel. The outdoor space is equally impressive, featuring a 70 sqm infinity pool that extends toward the horizon. A rooftop lounge offers breathtaking ocean and sunset views, perfect for relaxing or entertaining. Enhancing the villa’s wellness appeal is a private sauna—an ideal retreat for those who value rejuvenation, comfort, and luxury living. With a design that captures the essence of tropical sophistication, modern comfort, and breathtaking views, this Padang Padang gem is ready to welcome its next fortunate owner.

Bali Exception
Bali / Uluwatu - Padang Padang

OCEAN AND SUNSET VIEW 4 BEDROOM VILLA FOR SALE LEASEHOLD IN PADANG PADANG BE-2213

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
335 m²
Land Plot
695 m²
Tenure
Lease 18yr
Yield Curve Status

Grade C+ investment — short-term rental yields 4.8% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score47
GradeC+
Brixfox Intelligence
47C+Moderate
Score Breakdown
ROI & Yield52%
Capital Growth49%
Risk Profile50%
Market Demand47%

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
-2.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-7.1%
-$427K in 5yr (-36%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.8%
$4,828/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
17 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
20.7 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$513/night
50% ($257)Brixfox estimate($513/night)200% ($1026)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$57,933
Airbnb data$513/night · 46% occupancy
Rental income
$513/night · 46% occ.
$85,761
Running costs (20%)
Utilities, cleaning, maintenance
-$17,152
Income tax (10%)
Indonesian rental income tax
-$8,576
Property tax
Annual property tax
-$2,100
Net income
4.8% ROI
$57,933

Long-Term Rental

Yearly income
$42,118
5 comps
Rental income
$6,370/mo
$61,152
Agency fee (10%)
Finder's fee per tenant
-$6,115
Vacancy (~8%)
1.5mo gap per tenancy
-$4,704
Income tax (10%)
Indonesian rental income tax
-$6,115
Property tax
Annual property tax
-$2,100
Net income
3.5% ROI
$42,118

Short-term rental earns 1.4x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 18 years remaining.

$1.6M$1.2M$780K$390K$0Yr 0Yr 5Yr 10Yr 15Purchase PriceIlliquid zoneUnsellableToday: $1.2MPeak Capital Value: NowPaid back
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 17: 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
$773K
-36%
13 years remaining
Rental Income
+$308K
Total Position
$1.1M
-10%
-2.1%/yr
Year 10
Capital Value
$358K
-70%
8 years remaining
Rental Income
+$664K
Total Position
$1.0M
-15%
-1.6%/yr
Year 15
Capital Value
$89K
-93%
3 years remaining
Rental Income
+$1.1M
Total Position
$1.2M
-3%
-0.2%/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

Uluwatu - Padang Padang, Approximate area

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Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Average
4.8% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Strong
$513 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
695 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
18 years remaining on lease

Top Highlights

Prime location in Uluwatu - Padang Padang — high tourist traffic
Premium nightly rate of $513 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Yield of 4.8% is near the market average — model your cashflow carefully
Occupancy at 46% — 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.
3.1%
$3,103/mo
40% occ.
4.2%
$4,195/mo
46% occ.
4.8%
$4,828/mo
current
56% occ.
5.9%
$5,920/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.