MODERN DESIGN 3 BEDROOM VILLA FOR SALE LEASEHOLD IN BINGIN BE-1949

MODERN DESIGN 3 BEDROOM VILLA FOR SALE LEASEHOLD IN BINGIN BE-1949

Bali, Bali

$656k

Price

8.9%

ROI

3

Bedrooms

50%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 405 m²
Build: 260 m²
Est. Revenue: $77k/yr
Avg Nightly Rate: $424

Investment Analysis

Discover this brand new 3 bedrooms property located few minutes by walk from the center of Bingin. The villa boasts a modern and contemporary design, with a tasteful and sophisticated interior that has been finished to the highest standards.The villa is well-proportioned and spacious, providing ample room for relaxation and entertaining. The garden is ideal to enjoy the sun rays and large enough to be laid at your convenience. The three bedrooms are all generously sized and equipped with comfortable beds and high-quality linens to ensure a restful night’s sleep. Each bedroom also has an ensuite bathroom that has been finished with sleek and modern fixtures. The living areas are open-plan, with a spacious lounge that flows seamlessly into a stylish kitchen and dining area. The kitchen is fully equipped with all the modern conveniences and appliances that you would expect in a property of this caliber. Outside, the villa has a private swimming pool surrounded by a sun-drenched terrace, which provides the perfect spot to relax and soak up the tropical ambiance. The villa also has a lush and well-maintained garden, which adds to the overall sense of tranquility and relaxation. In terms of location, the villa is ideally situated just a short walk from the center of Bingin, where you will find an array of restaurants, cafes, and shops. This property offers an excellent investment opportunity for those looking to own a luxurious and stylish villa in one of Bali’s most sought-after locations .

Bali Exception
Bali / Bingin
Long Lease

MODERN DESIGN 3 BEDROOM VILLA FOR SALE LEASEHOLD IN BINGIN BE-1949

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
260 m²
Land Plot
405 m²
Tenure
Lease 36yr
Yield Curve Status

Grade C+ investment — long-term rental yields 10.0% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score50
GradeC+
Brixfox Intelligence
50C+Moderate
Score Breakdown
ROI & Yield55%
Capital Growth53%
Risk Profile53%
Market Demand50%

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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
+3.2%
+$105K in 5yr (+16%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.0%
$4,380/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
12.5 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$424/night
50% ($212)Brixfox estimate($424/night)200% ($849)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Yearly income
$52,555
Airbnb data$424/night · 50% occupancy
Rental income
$424/night · 50% occ.
$76,720
Running costs (20%)
Utilities, cleaning, maintenance
-$15,344
Income tax (10%)
Indonesian rental income tax
-$7,672
Property tax
Annual property tax
-$1,149
Net income
8.0% ROI
$52,555

Long-Term Rental

Yearly income
$65,480
5 comps
Rental income
$9,599/mo
$92,147
Agency fee (10%)
Finder's fee per tenant
-$9,215
Vacancy (~8%)
1.5mo gap per tenancy
-$7,088
Income tax (10%)
Indonesian rental income tax
-$9,215
Property tax
Annual property tax
-$1,149
Net income
10.0% ROI
$65,480

Long-term rental earns more with lower risk and less effort.

True all-in investment

What the headline asking price actually costs once mandatory taxes, fees, renovation, and furnishing are added. Yields rebased onto this number — closer to what you'll really earn against what you'll really pay.

Asking price$656,481
BPHTB (freehold transfer tax)$32,824
Notary & registration$1,800
Legal / due diligence$6,565
Total acquisition costs$41,189
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$6,500
($0–$13,000)
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$42,900
All-in investment$747,070

Gross yield (asking)

11.7%

True gross yield (all-in)

10.3%

Bali estimates assume freehold (Hak Milik) acquisition via PT PMA. Leasehold (Hak Sewa) deals have lower transfer costs (~1% vs 5% BPHTB). Renovation rates calibrated to Bali contractor pricing. Working capital not included.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 36 years remaining.

$3.8M$2.9M$1.9M$956K$0Yr 0Yr 10Yr 20Yr 30Purchase PriceIlliquid zoneUnsellableToday: $656KPeak Capital Value: Yr 11 ($818K)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 11: 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
$761K
+16%
31 years remaining
Rental Income
+$279K
Total Position
$1.0M
+58%
9.6%/yr
Year 10
Capital Value
$812K
+24%
26 years remaining
Rental Income
+$602K
Total Position
$1.4M
+115%
8.0%/yr
Year 15
Capital Value
$798K
+22%
21 years remaining
Rental Income
+$977K
Total Position
$1.8M
+170%
6.9%/yr
Year 20
Capital Value
$605K
-8%
16 years remaining
Rental Income
+$1.4M
Total Position
$2.0M
+207%
5.8%/yr

Location

Bali

Bingin, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.0% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Strong
$424 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Good
405 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
36 years remaining on lease

Top Highlights

High rental yield at 8.0% — outperforms most villas in this market
Premium nightly rate of $424 — 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 50% — 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

30% occ.
4.8%
$2,616/mo
40% occ.
6.4%
$3,519/mo
50% occ.
8.0%
$4,380/mo
current
60% occ.
9.7%
$5,283/mo

Lease Timeline

36 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.