CONTEMPORARY 4 BEDROOM VILLA FOR SALE LEASEHOLD IN CEMAGI BALI BE-345

CONTEMPORARY 4 BEDROOM VILLA FOR SALE LEASEHOLD IN CEMAGI BALI BE-345

Bali, Bali

$405k

Price

12.5%

ROI

4

Bedrooms

51%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 250 m²
Build: 230 m²
Est. Revenue: $108k/yr
Avg Nightly Rate: $582

Investment Analysis

This exquisite off plan villa is situated in Cemagi, boasting a prime location just 3 minutes away from the Cemagi beach in a tranquil and secluded ambiance, perfect for a peaceful and relaxing stay. With a contemporary tropical style, on a 250 sqm land each, the 3 units villas offer a cozy living room and dining area and four spacious bedrooms and ensuite bathrooms. From upstairs, each room boasts large windows, allowing for breathtaking ocean and ricefields views. Let’s not forget the rooftop area, providing a delightful point to unwind and enjoy the scenic view on the ocean and the rice fields as well. The outdoor is well design with a large pool surrounding the tropical garden with tall palm trees and variety of tropical plants. Overall this villa presents a remarkable chance to acquire an exquisitely designed property, boasting stunning views, a strategic location, and excellent investment potential.

Bali Exception
Bali / Cemagi
Commercial Zone

CONTEMPORARY 4 BEDROOM VILLA FOR SALE LEASEHOLD IN CEMAGI BALI BE-345

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
230 m²
Land Plot
250 m²
Tenure
Lease 28yr
Yield Curve Status

Grade B+ investment — short-term rental yields 18.5% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score73
GradeB+
Brixfox Intelligence
73B+Strong
Score Breakdown
ROI & Yield80%
Capital Growth77%
Risk Profile74%
Market Demand73%

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
+18.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.3%
+$6K in 5yr (+1%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
18.5%
$6,255/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
6 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
5.4 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$582/night
50% ($291)Brixfox estimate($582/night)200% ($1163)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Yearly income
$75,056
Airbnb data$582/night · 51% occupancy
Rental income
$582/night · 51% occ.
$108,235
Running costs (20%)
Utilities, cleaning, maintenance
-$21,647
Income tax (10%)
Indonesian rental income tax
-$10,824
Property tax
Annual property tax
-$709
Net income
18.5% ROI
$75,056

Long-Term Rental

Yearly income
$43,812
50 comps
Rental income
$6,414/mo
$61,571
Agency fee (10%)
Finder's fee per tenant
-$6,157
Vacancy (~8%)
1.5mo gap per tenancy
-$4,736
Income tax (10%)
Indonesian rental income tax
-$6,157
Property tax
Annual property tax
-$709
Net income
10.8% ROI
$43,812

Short-term rental earns 1.7x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 28 years remaining.

$3.7M$2.8M$1.9M$926K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $405KPeak Capital Value: Yr 3 ($415K)Paid 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 6: 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
$411K
+1%
23 years remaining
Rental Income
+$398K
Total Position
$809K
+100%
14.9%/yr
Year 10
Capital Value
$357K
-12%
18 years remaining
Rental Income
+$860K
Total Position
$1.2M
+201%
11.6%/yr
Year 15
Capital Value
$230K
-43%
13 years remaining
Rental Income
+$1.4M
Total Position
$1.6M
+302%
9.7%/yr
Year 20
Capital Value
$107K
-74%
8 years remaining
Rental Income
+$2.0M
Total Position
$2.1M
+424%
8.6%/yr

Location

Bali

Cemagi, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
18.5% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Strong
$582 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
250 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
28 years remaining on lease

Top Highlights

High rental yield at 18.5% — outperforms most Bali villas
Premium nightly rate of $582 — 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 51% — 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

31% occ.
11.2%
$3,778/mo
41% occ.
14.9%
$5,016/mo
51% occ.
18.5%
$6,255/mo
current
61% occ.
22.2%
$7,493/mo

Lease Timeline

28 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.