OFFPLAN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN BALANGAN BE-1963

OFFPLAN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN BALANGAN BE-1963

Bali, Bali

$198k

Price

19.6%

ROI

2

Bedrooms

76%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 148 m²
Build: 133.46 m²
Est. Revenue: $60k/yr
Avg Nightly Rate: $218

Investment Analysis

Tucked away in the stunning Balangan, Uluwatu, this villa offers the perfect blend of privacy and convenience, just minutes from New Kuta Golf, Balangan Beach, and a variety of charming cafés and restaurants.

Bali Exception
Bali / Balangan - Uluwatu
Commercial Zone

OFFPLAN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN BALANGAN BE-1963

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
133.46 m²
Land Plot
148 m²
Tenure
Lease 23yr
Yield Curve Status

Grade B+ investment — short-term rental yields 21.1% 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
+18.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-2.6%
-$26K in 5yr (-13%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
21.1%
$3,474/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
4.7 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$218/night
50% ($109)Brixfox estimate($218/night)200% ($436)
Occupancy
76%
10%Brixfox estimate(76%)100%

Short-Term Rental

Yearly income
$41,691
Airbnb data$218/night · 76% occupancy
Rental income
$218/night · 76% occ.
$60,053
Running costs (20%)
Utilities, cleaning, maintenance
-$12,011
Income tax (10%)
Indonesian rental income tax
-$6,005
Property tax
Annual property tax
-$347
Net income
21.1% ROI
$41,691

Long-Term Rental

Yearly income
$27,828
6 comps
Rental income
$4,059/mo
$38,964
Agency fee (10%)
Finder's fee per tenant
-$3,896
Vacancy (~8%)
1.5mo gap per tenancy
-$2,997
Income tax (10%)
Indonesian rental income tax
-$3,896
Property tax
Annual property tax
-$347
Net income
14.1% ROI
$27,828

Short-term rental earns 1.5x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 23 years remaining.

$1.6M$1.2M$778K$389K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $198KPeak 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 5: 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
$172K
-13%
18 years remaining
Rental Income
+$221K
Total Position
$393K
+99%
14.7%/yr
Year 10
Capital Value
$111K
-44%
13 years remaining
Rental Income
+$478K
Total Position
$589K
+197%
11.5%/yr
Year 15
Capital Value
$51K
-74%
8 years remaining
Rental Income
+$775K
Total Position
$827K
+318%
10.0%/yr
Year 20
Capital Value
$13K
-94%
3 years remaining
Rental Income
+$1.1M
Total Position
$1.1M
+472%
9.1%/yr

Location

Bali

Balangan - Uluwatu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
21.1% annual return
Occupancy
Strong
76% average occupancy
Nightly Rate
Strong
$218 per night
Visual Appeal
Strong
10/10 instagrammability
Size & Space
Weak
148 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Good
23 years remaining on lease

Top Highlights

Prime location in Balangan - Uluwatu — high tourist traffic
High rental yield at 21.1% — outperforms most Bali villas
Strong occupancy at 76% — consistent booking demand

Watch Out

Compact plot at 148 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

56% occ.
15.4%
$2,546/mo
66% occ.
18.2%
$3,010/mo
76% occ.
21.1%
$3,474/mo
current
86% occ.
23.9%
$3,938/mo

Lease Timeline

23 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 8 years while the property is still easy to sell.

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.