MODERN 2 BEDROOM VILLA WITH SKYLIGHTS FOR SALE LEASEHOLD IN BINGIN BALI BE-450

MODERN 2 BEDROOM VILLA WITH SKYLIGHTS FOR SALE LEASEHOLD IN BINGIN BALI BE-450

Bali, Bali

$299k

Price

11.8%

ROI

2

Bedrooms

54%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 150 m²
Build: 150 m²
Est. Revenue: $58k/yr
Avg Nightly Rate: $295

Investment Analysis

Welcome in this gorgeous modern villa ideally situated in the charming area of Bingin. This property offers a serene retreat while being conveniently only few minutes away from the beach and popular cafes, ensuring an enjoyable and vibrant lifestyle. Step inside and discover a fully furnished interior adorned with a dark-colored palette that exudes sophistication and modernity. The villa comprises 2 bedrooms and 2 bathrooms. The villa boasts a carefully designed layout that covers a wide living space. Additionally, this villa features a fully equipped kitchen, while large windows and strategically placed skylights fill the interior with an abundance of natural light. The result is a bright, spacious, and uplifting living space. Outside, a large pool invites you to unwind and soak in moments of blissful relaxation. This villa design is a breath of fresh air, offering a distinctive and unique minimalist style that sets it apart from the rest. With its thoughtfully chosen dark-colored interior, ample natural light, and carefully selected furnishings, this villa promises a chic and contemporary living experience that will undoubtedly attract discerning investors seeking something extraordinary in the market. Experience the essence of Bali's allure, whether you choose this villa as a cherished family retreat or an exceptional investment opportunity. It promises an idyllic escape and a lifetime of cherished memories.

Bali Exception
Bali / Bingin
Commercial Zone

MODERN 2 BEDROOM VILLA WITH SKYLIGHTS FOR SALE LEASEHOLD IN BINGIN BALI BE-450

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
150 m²
Land Plot
150 m²
Tenure
Lease 26yr
Yield Curve Status

Grade B+ investment — short-term rental yields 13.5% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score75
GradeB+
Brixfox Intelligence
75B+Strong
Score Breakdown
ROI & Yield83%
Capital Growth79%
Risk Profile76%
Market Demand75%

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
+13.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.3%
-$5K in 5yr (-2%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
13.5%
$3,356/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
7.4 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$295/night
50% ($148)Brixfox estimate($295/night)200% ($591)
Occupancy
54%
10%Brixfox estimate(54%)100%

Short-Term Rental

Yearly income
$40,273
Airbnb data$295/night · 54% occupancy
Rental income
$295/night · 54% occ.
$58,280
Running costs (20%)
Utilities, cleaning, maintenance
-$11,656
Income tax (10%)
Indonesian rental income tax
-$5,828
Property tax
Annual property tax
-$523
Net income
13.5% ROI
$40,273

Long-Term Rental

Yearly income
$29,732
7 comps
Rental income
$4,359/mo
$41,842
Agency fee (10%)
Finder's fee per tenant
-$4,184
Vacancy (~8%)
1.5mo gap per tenancy
-$3,219
Income tax (10%)
Indonesian rental income tax
-$4,184
Property tax
Annual property tax
-$523
Net income
9.9% ROI
$29,732

Short-term rental earns 1.4x more but requires active management.

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$299,000
BPHTB (freehold transfer tax)$14,950
Notary & registration$1,800
Legal / due diligence$2,990
Total acquisition costs$19,740
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$3,750
($0–$7,500)
Furnishing & STR launch
2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$35,700
All-in investment$358,190

Gross yield (asking)

19.5%

True gross yield (all-in)

16.3%

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 26 years remaining.

$1.8M$1.3M$893K$446K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $299KPeak Capital Value: Yr 1 ($301K)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 7: 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
$294K
-2%
21 years remaining
Rental Income
+$214K
Total Position
$508K
+70%
11.2%/yr
Year 10
Capital Value
$223K
-26%
16 years remaining
Rental Income
+$462K
Total Position
$684K
+129%
8.6%/yr
Year 15
Capital Value
$127K
-58%
11 years remaining
Rental Income
+$749K
Total Position
$876K
+193%
7.4%/yr
Year 20
Capital Value
$47K
-84%
6 years remaining
Rental Income
+$1.1M
Total Position
$1.1M
+278%
6.9%/yr

Location

Bali

Bingin, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
13.5% annual return
Occupancy
Average
54% average occupancy
Nightly Rate
Strong
$295 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
150 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
26 years remaining on lease

Top Highlights

High rental yield at 13.5% — outperforms most villas in this market
Premium nightly rate of $295 — 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 54% — 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

34% occ.
8.4%
$2,098/mo
44% occ.
10.9%
$2,727/mo
54% occ.
13.5%
$3,356/mo
current
64% occ.
16.0%
$3,985/mo

Lease Timeline

26 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.