LUXURY 4 BEDROOM VILLA FOR SALE LEASEHOLD IN BATU BELIG BE-2151

LUXURY 4 BEDROOM VILLA FOR SALE LEASEHOLD IN BATU BELIG BE-2151

Bali, Bali

$1.6M

Price

4.6%

ROI

4

Bedrooms

75%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 1200 m²
Build: 650 m²
Est. Revenue: $113k/yr
Avg Nightly Rate: $413

Investment Analysis

Nestled in the heart of Batu Belig, Seminyak—Bali’s most vibrant and upscale neighborhood—this villa is perfectly positioned to enjoy the area’s world-class beach clubs, fine dining, and lively nightlife, all just a 10-minute walk from the beach. Step inside and experience elegant, fully furnished interiors that blend modern comfort with refined design. The villa features five spacious bedrooms, each with its own ensuite bathroom, offering comfort and privacy for all residents and guests. Crafted with super top-quality materials throughout, the expansive living room is adorned with sophisticated finishes, calming neutral tones, and soaring ceilings that enhance the villa’s open and airy atmosphere. Adjacent to the living area, the dining space and fully equipped modern kitchen create a seamless setting for both relaxed daily living and stylish entertaining. At the heart of the property lies a lush private pool, framed by sun loungers and tranquil greenery—creating the perfect oasis for unwinding under the Bali sun. Enhancing this serene setting is a private massage room, thoughtfully designed as a personal wellness retreat where you can relax, recharge, and indulge in spa-like comfort. This luxury villa is move-in ready and ideal for those seeking a premium residence or a high-performing investment property in one of Bali’s most iconic and desirable destinations.

Bali Exception
Bali / Batu Belig
Commercial Zone

LUXURY 4 BEDROOM VILLA FOR SALE LEASEHOLD IN BATU BELIG BE-2151

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
650 m²
Land Plot
1200 m²
Tenure
Lease 25yr
Yield Curve Status

Grade B investment — short-term rental yields 4.7% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score61
GradeB
Brixfox Intelligence
61BStrong
Score Breakdown
ROI & Yield67%
Capital Growth64%
Risk Profile63%
Market Demand61%

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
+4.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.7%
-$54K in 5yr (-3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.7%
$6,330/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
24 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
21.1 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$413/night
50% ($207)Brixfox estimate($413/night)200% ($826)
Occupancy
75%
10%Brixfox estimate(75%)100%

Short-Term Rental

Yearly income
$75,963
Airbnb data$413/night · 75% occupancy
Rental income
$413/night · 75% occ.
$112,518
Running costs (20%)
Utilities, cleaning, maintenance
-$22,504
Income tax (10%)
Indonesian rental income tax
-$11,252
Property tax
Annual property tax
-$2,800
Net income
4.7% ROI
$75,963

Long-Term Rental

Yearly income
$70,586
50 comps
Rental income
$10,572/mo
$101,491
Agency fee (10%)
Finder's fee per tenant
-$10,149
Vacancy (~8%)
1.5mo gap per tenancy
-$7,807
Income tax (10%)
Indonesian rental income tax
-$10,149
Property tax
Annual property tax
-$2,800
Net income
4.4% ROI
$70,586

Short-term rental earns 1.1x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 25 years remaining.

$3.2M$2.4M$1.6M$796K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $1.6MPeak 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
$1.5M
-3%
20 years remaining
Rental Income
+$403K
Total Position
$1.9M
+22%
4.0%/yr
Year 10
Capital Value
$1.1M
-33%
15 years remaining
Rental Income
+$871K
Total Position
$1.9M
+22%
2.0%/yr
Year 15
Capital Value
$554K
-65%
10 years remaining
Rental Income
+$1.4M
Total Position
$2.0M
+23%
1.4%/yr
Year 20
Capital Value
$161K
-90%
5 years remaining
Rental Income
+$2.0M
Total Position
$2.2M
+38%
1.6%/yr

Location

Bali

Batu Belig, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.7% annual return
Occupancy
Good
75% average occupancy
Nightly Rate
Strong
$413 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
1200 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Good
25 years remaining on lease

Top Highlights

Premium nightly rate of $413 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 1200 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.7% is near the market average — model your cashflow carefully

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

55% occ.
3.4%
$4,571/mo
65% occ.
4.1%
$5,450/mo
75% occ.
4.7%
$6,330/mo
current
85% occ.
5.4%
$7,210/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.