OFFPLAN 3 BEDROOM VILLA FOR SALE LEASEHOLD IN TANAH LOT BE-2041

OFFPLAN 3 BEDROOM VILLA FOR SALE LEASEHOLD IN TANAH LOT BE-2041

Bali, Bali

$300k

Price

6.9%

ROI

3

Bedrooms

46%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 188 m²
Build: 125 m²
Est. Revenue: $42k/yr
Avg Nightly Rate: $250

Investment Analysis

Located in the highly desirable area of Tanah Lot, this modern three-bedroom villa seamlessly blends tropical and Japanese aesthetics, offering a peaceful and stylish retreat. The villa is designed with functionality in mind, featuring open spaces, natural light, and cross ventilation. A mezzanine concept further enhances the sense of spaciousness, connecting the interior to the surrounding nature.

Bali Exception
Bali / Tanah Lot

OFFPLAN 3 BEDROOM VILLA FOR SALE LEASEHOLD IN TANAH LOT BE-2041

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
125 m²
Land Plot
188 m²
Tenure
Lease 25yr
Yield Curve Status

Grade B investment — short-term rental yields 9.6% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score56
GradeB
Brixfox Intelligence
56BStrong
Score Breakdown
ROI & Yield62%
Capital Growth59%
Risk Profile58%
Market Demand56%

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
+8.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.7%
-$10K in 5yr (-3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.6%
$2,407/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
14 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

Adjust Forecast

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Nightly Rate (ADR)
$250/night
50% ($125)Brixfox estimate($250/night)200% ($501)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$28,884
Airbnb data$250/night · 46% occupancy
Rental income
$250/night · 46% occ.
$42,012
Running costs (20%)
Utilities, cleaning, maintenance
-$8,402
Income tax (10%)
Indonesian rental income tax
-$4,201
Property tax
Annual property tax
-$525
Net income
9.6% ROI
$28,884

Long-Term Rental

Yearly income
$14,728
32 comps
Rental income
$2,197/mo
$21,094
Agency fee (10%)
Finder's fee per tenant
-$2,109
Vacancy (~8%)
1.5mo gap per tenancy
-$1,623
Income tax (10%)
Indonesian rental income tax
-$2,109
Property tax
Annual property tax
-$525
Net income
4.9% ROI
$14,728

Short-term rental earns 2.0x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 25 years remaining.

$1.2M$908K$606K$303K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $300KPeak 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
$290K
-3%
20 years remaining
Rental Income
+$153K
Total Position
$443K
+48%
8.1%/yr
Year 10
Capital Value
$202K
-33%
15 years remaining
Rental Income
+$331K
Total Position
$533K
+78%
5.9%/yr
Year 15
Capital Value
$104K
-65%
10 years remaining
Rental Income
+$537K
Total Position
$641K
+114%
5.2%/yr
Year 20
Capital Value
$30K
-90%
5 years remaining
Rental Income
+$776K
Total Position
$806K
+169%
5.1%/yr

Location

Bali

Tanah Lot, 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
46% average occupancy
Nightly Rate
Strong
$250 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Average
188 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
25 years remaining on lease

Top Highlights

High rental yield at 9.6% — outperforms most Bali villas
Premium nightly rate of $250 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 46% — 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.
6.2%
$1,556/mo
40% occ.
8.4%
$2,089/mo
46% occ.
9.6%
$2,407/mo
current
56% occ.
11.8%
$2,940/mo

Lease Timeline

25 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.