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

8.7%

ROI

3

Bedrooms

48%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 250 m²
Build: 188 m²
Est. Revenue: $45k/yr
Avg Nightly Rate: $257

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 C+ investment — short-term rental yields 9.6% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score55
GradeC+
Brixfox Intelligence
55C+Moderate
Score Breakdown
ROI & Yield61%
Capital Growth58%
Risk Profile57%
Market Demand55%

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
+8.0%
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
9.6%
$2,577/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
15 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
10.4 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$257/night
50% ($129)Brixfox estimate($257/night)200% ($515)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$30,919
Airbnb data$257/night · 48% occupancy
Rental income
$257/night · 48% occ.
$44,972
Running costs (20%)
Utilities, cleaning, maintenance
-$8,994
Income tax (10%)
Indonesian rental income tax
-$4,497
Property tax
Annual property tax
-$562
Net income
9.6% ROI
$30,919

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 1.6x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 24 years remaining.

$1.2M$918K$612K$306K$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 10: 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
+$164K
Total Position
$459K
+43%
7.4%/yr
Year 10
Capital Value
$198K
-38%
14 years remaining
Rental Income
+$354K
Total Position
$553K
+72%
5.6%/yr
Year 15
Capital Value
$98K
-70%
9 years remaining
Rental Income
+$575K
Total Position
$673K
+110%
5.1%/yr
Year 20
Capital Value
$27K
-92%
4 years remaining
Rental Income
+$831K
Total Position
$857K
+167%
5.0%/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
9.6% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Strong
$257 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 9.6% — outperforms most Bali villas
Premium nightly rate of $257 — 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 48% — 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.
6.0%
$1,597/mo
40% occ.
8.0%
$2,144/mo
48% occ.
9.6%
$2,577/mo
current
58% occ.
11.7%
$3,124/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.