OFFPLAN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN NYANG NYANG BE-2021

OFFPLAN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN NYANG NYANG BE-2021

Bali, Bali

$265k

Price

12.9%

ROI

2

Bedrooms

46%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 125 m²
Build: 158 m²
Est. Revenue: $49k/yr
Avg Nightly Rate: $290

Investment Analysis

Experience coastal living at its finest with this off plan villa in Nyang Nyang, just moments from the beach.This villa features 2 bedrooms with ensuite bathrooms, offering privacy and comfort. Semi-furnished and equipped with a functional kitchen, this villa provides a perfect balance of convenience and customization.Step outside to your private pool with sunbeds, ideal for soaking up the tropical sunshine. The highlight? A rooftop with a jacuzzi, creating the ultimate spot to unwind while enjoying breathtaking views. A rare opportunity for investment or a dream home, don’t miss out!

Bali Exception
Bali / Uluwatu - Nyang-Nyang

OFFPLAN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN NYANG NYANG BE-2021

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
158 m²
Land Plot
125 m²
Tenure
Lease 27yr
Yield Curve Status

Grade B investment — short-term rental yields 12.8% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score59
GradeB
Brixfox Intelligence
59BStrong
Score Breakdown
ROI & Yield65%
Capital Growth62%
Risk Profile61%
Market Demand59%

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.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+12.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.0%
-$279 in 5yr (-0%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
12.8%
$2,822/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
7.8 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$290/night
50% ($145)Brixfox estimate($290/night)200% ($581)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$33,861
Airbnb data$290/night · 46% occupancy
Rental income
$290/night · 46% occ.
$49,036
Running costs (20%)
Utilities, cleaning, maintenance
-$9,807
Income tax (10%)
Indonesian rental income tax
-$4,904
Property tax
Annual property tax
-$465
Net income
12.8% ROI
$33,861

Long-Term Rental

Yearly income
$28,500
7 comps
Rental income
$4,173/mo
$40,057
Agency fee (10%)
Finder's fee per tenant
-$4,006
Vacancy (~8%)
1.5mo gap per tenancy
-$3,081
Income tax (10%)
Indonesian rental income tax
-$4,006
Property tax
Annual property tax
-$465
Net income
10.7% ROI
$28,500

Short-term rental earns 1.2x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 27 years remaining.

$1.6M$1.2M$793K$396K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $265KPeak Capital Value: Yr 2 ($270K)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 8: 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
$265K
-0%
22 years remaining
Rental Income
+$180K
Total Position
$445K
+68%
10.9%/yr
Year 10
Capital Value
$216K
-19%
17 years remaining
Rental Income
+$388K
Total Position
$604K
+128%
8.6%/yr
Year 15
Capital Value
$132K
-50%
12 years remaining
Rental Income
+$630K
Total Position
$762K
+187%
7.3%/yr
Year 20
Capital Value
$56K
-79%
7 years remaining
Rental Income
+$910K
Total Position
$966K
+264%
6.7%/yr

Location

Bali

Uluwatu - Nyang-Nyang, Approximate area

Loading Map...

Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
12.8% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Strong
$290 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
125 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
27 years remaining on lease

Top Highlights

Prime location in Uluwatu - Nyang-Nyang — high tourist traffic
High rental yield at 12.8% — outperforms most Bali villas
Premium nightly rate of $290 — positioned in the top tier

Watch Out

Occupancy at 46% — factor in seasonal gaps
Compact plot at 125 m² — limited expansion potential

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.
8.2%
$1,816/mo
40% occ.
11.0%
$2,434/mo
46% occ.
12.8%
$2,822/mo
current
56% occ.
15.6%
$3,440/mo

Lease Timeline

27 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.