OFFPLAN JAPANESE 2 BEDROOM VILLA FOR SALE LEASEHOLD IN SEMER BE-2129

OFFPLAN JAPANESE 2 BEDROOM VILLA FOR SALE LEASEHOLD IN SEMER BE-2129

Bali, Bali

$194k

Price

8.6%

ROI

2

Bedrooms

51%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 160 m²
Build: 120 m²
Est. Revenue: $25k/yr
Avg Nightly Rate: $135

Investment Analysis

Strategically located on Jalan Raya Semer in Kerobokan, this off-plan villa is just a 2-minute drive from Umalas. Situated near three international schools, Lira Medica International Hospital, and a Pepito supermarket, it sits in a vibrant neighborhood that offers easy access to trendy bars, popular restaurants, perfectly blending comfort, convenience, and a lively lifestyle.

Bali Exception
Bali / Umalas

OFFPLAN JAPANESE 2 BEDROOM VILLA FOR SALE LEASEHOLD IN SEMER BE-2129

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
120 m²
Land Plot
160 m²
Tenure
Lease 25yr
Yield Curve Status

Grade C+ investment — long-term rental yields 10.0% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score52
GradeC+
Brixfox Intelligence
52C+Moderate
Score Breakdown
ROI & Yield57%
Capital Growth55%
Risk Profile54%
Market Demand52%

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
+8.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.7%
-$7K in 5yr (-3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.8%
$1,432/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
16 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
11.3 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$135/night
50% ($68)Brixfox estimate($135/night)200% ($271)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Yearly income
$17,183
Airbnb data$135/night · 51% occupancy
Rental income
$135/night · 51% occ.
$25,034
Running costs (20%)
Utilities, cleaning, maintenance
-$5,007
Income tax (10%)
Indonesian rental income tax
-$2,503
Property tax
Annual property tax
-$340
Net income
8.8% ROI
$17,183

Long-Term Rental

Yearly income
$19,415
50 comps
Rental income
$2,846/mo
$27,321
Agency fee (10%)
Finder's fee per tenant
-$2,732
Vacancy (~8%)
1.5mo gap per tenancy
-$2,102
Income tax (10%)
Indonesian rental income tax
-$2,732
Property tax
Annual property tax
-$340
Net income
10.0% ROI
$19,415

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 25 years remaining.

$720K$540K$360K$180K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $194KPeak 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
$188K
-3%
20 years remaining
Rental Income
+$91K
Total Position
$279K
+44%
7.5%/yr
Year 10
Capital Value
$131K
-33%
15 years remaining
Rental Income
+$197K
Total Position
$328K
+69%
5.4%/yr
Year 15
Capital Value
$67K
-65%
10 years remaining
Rental Income
+$320K
Total Position
$387K
+99%
4.7%/yr
Year 20
Capital Value
$20K
-90%
5 years remaining
Rental Income
+$462K
Total Position
$481K
+147%
4.6%/yr

Location

Bali

Umalas, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.8% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Good
$135 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
160 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
25 years remaining on lease

Top Highlights

High rental yield at 8.8% — outperforms most Bali villas
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 51% — 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

31% occ.
5.3%
$856/mo
41% occ.
7.1%
$1,144/mo
51% occ.
8.8%
$1,432/mo
current
61% occ.
10.6%
$1,720/mo

Lease Timeline

25 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.