OFFPLAN 3 BEDROOM VILLA FOR SALE LEASEHOLD IN KEROBOKAN BE-2054

OFFPLAN 3 BEDROOM VILLA FOR SALE LEASEHOLD IN KEROBOKAN BE-2054

Bali, Bali

$321k

Price

12.6%

ROI

3

Bedrooms

78%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 250 m²
Build: 188 m²
Est. Revenue: $60k/yr
Avg Nightly Rate: $210

Investment Analysis

Nestled in Kerobokan, this exquisite villa offers modern luxury. Kerobokan is renowned for its eclectic mix of upscale dining establishments, boutique shops, and vibrant markets.The villa features three spacious bedrooms, each complemented by its own en-suite bathroom, ensuring privacy and comfort for all residents. The interiors are tastefully furnished, reflecting a seamless fusion of contemporary aesthetics and local artistry. A fully equipped kitchen caters to culinary enthusiasts, while the enclosed living and dining areas boast ample space and high ceilings, creating an airy and inviting atmosphere. Stepping outside, residents are greeted by a serene oasis—a 14.5-square-meter pool serving as the centerpiece. For added convenience, the property includes dedicated parking facilities. Investing in this villa not only secures a luxurious living space but also offers a strategic foothold in one of Bali’s most sought-after regions.

Bali Exception
Bali / Kerobokan

OFFPLAN 3 BEDROOM VILLA FOR SALE LEASEHOLD IN KEROBOKAN BE-2054

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
188 m²
Land Plot
250 m²
Tenure
Lease 24yr
Yield Curve Status

Grade B investment — short-term rental yields 12.8% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score65
GradeB
Brixfox Intelligence
65BStrong
Score Breakdown
ROI & Yield72%
Capital Growth68%
Risk Profile67%
Market Demand65%

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
+11.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-1.6%
-$26K in 5yr (-8%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
12.8%
$3,433/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
7.8 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$210/night
50% ($105)Brixfox estimate($210/night)200% ($420)
Occupancy
78%
10%Brixfox estimate(78%)100%

Short-Term Rental

Yearly income
$41,194
Airbnb data$210/night · 78% occupancy
Rental income
$210/night · 78% occ.
$59,651
Running costs (20%)
Utilities, cleaning, maintenance
-$11,930
Income tax (10%)
Indonesian rental income tax
-$5,965
Property tax
Annual property tax
-$562
Net income
12.8% ROI
$41,194

Long-Term Rental

Yearly income
$18,944
49 comps
Rental income
$2,810/mo
$26,975
Agency fee (10%)
Finder's fee per tenant
-$2,698
Vacancy (~8%)
1.5mo gap per tenancy
-$2,075
Income tax (10%)
Indonesian rental income tax
-$2,698
Property tax
Annual property tax
-$562
Net income
5.9% ROI
$18,944

Short-term rental earns 2.2x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 24 years remaining.

$1.6M$1.2M$815K$408K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $321KPeak 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 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
$295K
-8%
19 years remaining
Rental Income
+$219K
Total Position
$514K
+60%
9.9%/yr
Year 10
Capital Value
$198K
-38%
14 years remaining
Rental Income
+$472K
Total Position
$671K
+109%
7.6%/yr
Year 15
Capital Value
$98K
-70%
9 years remaining
Rental Income
+$766K
Total Position
$864K
+169%
6.8%/yr
Year 20
Capital Value
$27K
-92%
4 years remaining
Rental Income
+$1.1M
Total Position
$1.1M
+253%
6.5%/yr

Location

Bali

Kerobokan, 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
12.8% annual return
Occupancy
Strong
78% average occupancy
Nightly Rate
Strong
$210 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
250 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
24 years remaining on lease

Top Highlights

High rental yield at 12.8% — outperforms most Bali villas
Strong occupancy at 78% — consistent booking demand
Premium nightly rate of $210 — positioned in the top tier

Watch Out

Secondary location — rental demand may be lower than premium areas
Compact plot at 250 m² — limited expansion potential

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

58% occ.
9.5%
$2,538/mo
68% occ.
11.2%
$2,985/mo
78% occ.
12.8%
$3,433/mo
current
88% occ.
14.5%
$3,880/mo

Lease Timeline

24 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 9 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.