READY NOW 3 BEDROOM VILLA FOR SALE LEASEHOLD IN BATU BOLONG BE-1290

READY NOW 3 BEDROOM VILLA FOR SALE LEASEHOLD IN BATU BOLONG BE-1290

Bali, Bali

$620k

Price

5.3%

ROI

3

Bedrooms

48%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 300 m²
Build: 225 m²
Est. Revenue: $52k/yr
Avg Nightly Rate: $296

Investment Analysis

Located just 5 minutes from the iconic Batu Bolong Beach, this charming 2-level villa sits in one of Bali’s most sought-after areas, surrounded by trendy cafés and restaurants. The villa rests on 300 sqm of land, offering the perfect balance of space and comfort. Inside, the enclosed living room is bright and airy, thanks to its high ceiling windows that let in plenty of natural light. The villa features 3 cozy bedrooms, each with its own bathroom, and a luxurious bathtub in the master suite for ultimate relaxation. Fully furnished and equipped with everything you need, the kitchen is ready for hosting gatherings or simply enjoying a quiet meal at home. Step outside to enjoy the pool and lush garden, perfect for those who love to spend time outdoors. The lounge area is a great spot to unwind, while the rooftop offers a serene space for evening drinks or watching the sunset. Whether you’re searching for a family home or an investment in Bali’s booming property market, this villa is the ideal choice.

Bali Exception
Bali / Canggu - Batu Bolong

READY NOW 3 BEDROOM VILLA FOR SALE LEASEHOLD IN BATU BOLONG BE-1290

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
225 m²
Land Plot
300 m²
Tenure
Lease 29yr
Yield Curve Status

Grade C+ investment — long-term rental yields 6.7% net return annually.

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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
+6.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.6%
+$18K in 5yr (+3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.7%
$2,951/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
23 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
17.5 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$296/night
50% ($148)Brixfox estimate($296/night)200% ($591)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$35,410
Airbnb data$296/night · 48% occupancy
Rental income
$296/night · 48% occ.
$52,136
Running costs (20%)
Utilities, cleaning, maintenance
-$10,427
Income tax (10%)
Indonesian rental income tax
-$5,214
Property tax
Annual property tax
-$1,085
Net income
5.7% ROI
$35,410

Long-Term Rental

Yearly income
$41,344
50 comps
Rental income
$6,112/mo
$58,679
Agency fee (10%)
Finder's fee per tenant
-$5,868
Vacancy (~8%)
1.5mo gap per tenancy
-$4,514
Income tax (10%)
Indonesian rental income tax
-$5,868
Property tax
Annual property tax
-$1,085
Net income
6.7% ROI
$41,344

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 29 years remaining.

$1.8M$1.4M$921K$460K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $620KPeak Capital Value: Yr 4 ($641K)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 15: 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
$638K
+3%
24 years remaining
Rental Income
+$188K
Total Position
$826K
+33%
5.9%/yr
Year 10
Capital Value
$587K
-5%
19 years remaining
Rental Income
+$406K
Total Position
$993K
+60%
4.8%/yr
Year 15
Capital Value
$394K
-36%
14 years remaining
Rental Income
+$659K
Total Position
$1.1M
+70%
3.6%/yr
Year 20
Capital Value
$194K
-69%
9 years remaining
Rental Income
+$951K
Total Position
$1.1M
+85%
3.1%/yr

Location

Bali

Canggu - Batu Bolong, Approximate area

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Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Good
5.7% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Strong
$296 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Average
300 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
29 years remaining on lease

Top Highlights

Prime location in Canggu - Batu Bolong — high tourist traffic
Premium nightly rate of $296 — positioned in the top tier
29+ year lease — strong tenure runway

Watch Out

Occupancy at 48% — factor in seasonal gaps
Compact plot at 300 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.
3.5%
$1,798/mo
40% occ.
4.7%
$2,428/mo
48% occ.
5.7%
$2,951/mo
current
58% occ.
6.9%
$3,580/mo

Lease Timeline

29 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.