OFFPLAN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN BABAKAN BE-2097

OFFPLAN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN BABAKAN BE-2097

Bali, Bali

$250k

Price

7.3%

ROI

2

Bedrooms

55%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 113 m²
Build: 102 m²
Est. Revenue: $32k/yr
Avg Nightly Rate: $159

Investment Analysis

Babakan is a tranquil and up-and-coming neighborhood, just five minutes from the vibrant center of Canggu. Ideally positioned, it’s only a minute from Brother GYM, two minutes from Bali Padel Academy, and ten minutes from the sandy shores of Batu Bolong Beach. With Nude Café just steps away, daily conveniences are right at your fingertips. Surrounded by lush rice paddies and a calm, spacious atmosphere, Babakan perfectly blends peaceful living with easy access to Canggu’s popular beaches, hip cafés, restaurants, boutique shops, and international schools.

Bali Exception
Bali / Babakan

OFFPLAN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN BABAKAN BE-2097

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
102 m²
Land Plot
113 m²
Tenure
Lease 22yr
Yield Curve Status

Grade C+ investment — short-term rental yields 8.7% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score48
GradeC+
Brixfox Intelligence
48C+Moderate
Score Breakdown
ROI & Yield53%
Capital Growth50%
Risk Profile51%
Market Demand48%

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
+5.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-3.7%
-$46K in 5yr (-18%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.7%
$1,821/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
17 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
11.4 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$159/night
50% ($80)Brixfox estimate($159/night)200% ($318)
Occupancy
55%
10%Brixfox estimate(55%)100%

Short-Term Rental

Yearly income
$21,856
Airbnb data$159/night · 55% occupancy
Rental income
$159/night · 55% occ.
$31,848
Running costs (20%)
Utilities, cleaning, maintenance
-$6,370
Income tax (10%)
Indonesian rental income tax
-$3,185
Property tax
Annual property tax
-$438
Net income
8.7% ROI
$21,856

Long-Term Rental

Yearly income
$10,442
50 comps
Rental income
$1,567/mo
$15,047
Agency fee (10%)
Finder's fee per tenant
-$1,505
Vacancy (~8%)
1.5mo gap per tenancy
-$1,157
Income tax (10%)
Indonesian rental income tax
-$1,505
Property tax
Annual property tax
-$438
Net income
4.2% ROI
$10,442

Short-term rental earns 2.1x 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$250,000
BPHTB (freehold transfer tax)$12,500
Notary & registration$1,800
Legal / due diligence$2,500
Total acquisition costs$16,800
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$2,550
($0–$5,100)
Furnishing & STR launch
2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$35,700
All-in investment$305,050

Gross yield (asking)

12.7%

True gross yield (all-in)

10.4%

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 22 years remaining.

$768K$576K$384K$192K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $250KPeak 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 10: 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
$204K
-18%
17 years remaining
Rental Income
+$116K
Total Position
$320K
+28%
5.1%/yr
Year 10
Capital Value
$124K
-50%
12 years remaining
Rental Income
+$251K
Total Position
$375K
+50%
4.1%/yr
Year 15
Capital Value
$53K
-79%
7 years remaining
Rental Income
+$406K
Total Position
$459K
+84%
4.1%/yr
Year 20
Capital Value
$11K
-96%
2 years remaining
Rental Income
+$587K
Total Position
$598K
+139%
4.5%/yr

Location

Bali

Babakan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.7% annual return
Occupancy
Average
55% average occupancy
Nightly Rate
Good
$159 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
113 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
22 years remaining on lease

Top Highlights

High rental yield at 8.7% — outperforms most villas in this market
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 55% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

35% occ.
5.5%
$1,144/mo
45% occ.
7.1%
$1,483/mo
55% occ.
8.7%
$1,821/mo
current
65% occ.
10.4%
$2,160/mo

Lease Timeline

22 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 7 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.