PRIVATE BEACH ACCESS 2 LUXURY 4 BEDROOM VILLAS FOR SALE FREEHOLD IN TABANAN BE-1257

PRIVATE BEACH ACCESS 2 LUXURY 4 BEDROOM VILLAS FOR SALE FREEHOLD IN TABANAN BE-1257

Bali, Bali

$1.8M

Price

4.1%

ROI

8

Bedrooms

38%

Occupancy

10 Bathrooms
Ownership: freehold
Land: 2000 m²
Build: 1440 m²
Est. Revenue: $92k/yr
Avg Nightly Rate: $668

Investment Analysis

Imagine waking up in the heart of Bali’s tranquil rice fields, surrounded by stunning views of the ocean and a distant volcano. This unique property consists of two separate villas, located in Tabanan, offers a serene escape just a short walk from the beach. Spanning a vast 2,000 sqm plot. This two-level villa spans an impressive 1,440 sqm, offering generous space for family living or entertaining guests. Inside, you’ll find 8 spacious bedrooms, each designed to provide comfort and privacy, accompanied by 10 modern bathrooms. The large, open-plan living room is perfect for gathering with loved ones, while the fully furnished interiors and a modern, fully equipped kitchen ensure that every detail is in place for a comfortable and stylish lifestyle. Step outside, and the villa’s true magic unfolds. A big inviting pool is the centerpiece of the outdoor area, with a cozy gazebo lounge nearby, perfect for lounging in the shade or hosting sunset drinks. The expansive garden offers plenty of space for relaxation or play, while the balcony, complete with lounge chairs, is an ideal spot to soak in the breathtaking sunsets. This villa is more than a home—it’s a sanctuary, perfect for families or as a smart investment in Bali’s serene Tabanan region.

Bali Exception
Bali / Tabanan
Commercial Zone

PRIVATE BEACH ACCESS 2 LUXURY 4 BEDROOM VILLAS FOR SALE FREEHOLD IN TABANAN BE-1257

Inventory
8 Beds
Bathrooms
10 Baths
Built Area
1440 m²
Land Plot
2000 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 3.5% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score66
GradeB+
Brixfox Intelligence
66B+Strong
Score Breakdown
ROI & Yield73%
Capital Growth69%
Risk Profile68%
Market Demand66%

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
+7.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$379K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.5%
$5,139/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
28.4 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$668/night
50% ($334)Brixfox estimate($668/night)200% ($1336)
Occupancy
38%
10%Brixfox estimate(38%)100%

Short-Term Rental

Yearly income
$61,664
Airbnb data$668/night · 38% occupancy
Rental income
$668/night · 38% occ.
$92,467
Running costs (20%)
Utilities, cleaning, maintenance
-$18,493
Income tax (10%)
Indonesian rental income tax
-$9,247
Property tax
Annual property tax
-$3,063
Net income
3.5% ROI
$61,664

Long-Term Rental

Yearly income
$27,735
2 comps
Rental income
$4,437/mo
$42,593
Agency fee (10%)
Finder's fee per tenant
-$4,259
Vacancy (~8%)
1.5mo gap per tenancy
-$3,276
Income tax (10%)
Indonesian rental income tax
-$4,259
Property tax
Annual property tax
-$3,063
Net income
1.6% ROI
$27,735

Short-term rental earns 2.2x 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$1,750,000
BPHTB (freehold transfer tax)$87,500
Notary & registration$1,800
Legal / due diligence$17,500
Total acquisition costs$106,800
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$36,000
($0–$72,000)
Furnishing & STR launch
8bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$78,900
All-in investment$1,971,700

Gross yield (asking)

5.3%

True gross yield (all-in)

4.7%

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

Freehold — 4%/yr appreciation in Bali.

$9.9M$7.4M$5.0M$2.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.8M
Capital appreciation
Property value growing at +4%/yr based on Bali market trends.
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 21: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.1M
+22%
Rental Income
+$327K
Total Position
$2.5M
+40%
7.0%/yr
Year 10
Capital Value
$2.6M
+48%
Rental Income
+$707K
Total Position
$3.3M
+88%
6.5%/yr
Year 20
Capital Value
$3.8M
+119%
Rental Income
+$1.7M
Total Position
$5.5M
+214%
5.9%/yr
Year 30
Capital Value
$5.7M
+224%
Rental Income
+$2.9M
Total Position
$8.6M
+392%
5.5%/yr

Location

Bali

Tabanan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.5% annual return
Occupancy
Weak
38% average occupancy
Nightly Rate
Strong
$668 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
2000 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $668 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 2000 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.5% is near the market average — model your cashflow carefully

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.
2.8%
$4,011/mo
40% occ.
3.7%
$5,433/mo
38% occ.
3.5%
$5,139/mo
current
48% occ.
4.5%
$6,561/mo

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.