OFFPLAN 3 BEDROOM VILLA FOR SALE LEASEHOLD IN KABA KABA BE-2297

OFFPLAN 3 BEDROOM VILLA FOR SALE LEASEHOLD IN KABA KABA BE-2297

Bali, Bali

$250k

Price

7.8%

ROI

3

Bedrooms

43%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 205 m²
Build: 201 m²
Est. Revenue: $35k/yr
Avg Nightly Rate: $226

Investment Analysis

Off-plan villa located in Kaba-Kaba, with close proximity to Seseh, Pererenan, and Tumbak Bayuh. Conveniently surrounded by cafés, restaurants, local shops, and daily essentials offering a peaceful lifestyle with easy access to popular areas.This two-level villa features 3 bedrooms with ensuite bathrooms, including a master bedroom with its own balcony…

Bali Exception
Bali / North-Canggu - Kaba-Kaba

OFFPLAN 3 BEDROOM VILLA FOR SALE LEASEHOLD IN KABA KABA BE-2297

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
201 m²
Land Plot
205 m²
Tenure
Lease 28yr
Yield Curve Status

Grade B investment — short-term rental yields 9.7% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score60
GradeB
Brixfox Intelligence
60BStrong
Score Breakdown
ROI & Yield66%
Capital Growth63%
Risk Profile62%
Market Demand60%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+10.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.3%
+$4K in 5yr (+1%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.7%
$2,022/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
10.3 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$226/night
50% ($113)Brixfox estimate($226/night)200% ($451)
Occupancy
43%
10%Brixfox estimate(43%)100%

Short-Term Rental

Yearly income
$24,268
Airbnb data$226/night · 43% occupancy
Rental income
$226/night · 43% occ.
$35,293
Running costs (20%)
Utilities, cleaning, maintenance
-$7,059
Income tax (10%)
Indonesian rental income tax
-$3,529
Property tax
Annual property tax
-$438
Net income
9.7% ROI
$24,268

Long-Term Rental

Yearly income
$13,298
50 comps
Rental income
$1,979/mo
$18,995
Agency fee (10%)
Finder's fee per tenant
-$1,900
Vacancy (~8%)
1.5mo gap per tenancy
-$1,461
Income tax (10%)
Indonesian rental income tax
-$1,900
Property tax
Annual property tax
-$438
Net income
5.3% ROI
$13,298

Short-term rental earns 1.8x 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.		$5,025
($0–$10,050)
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$42,900
All-in investment$314,725

Gross yield (asking)

14.1%

True gross yield (all-in)

11.2%

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 28 years remaining.

$1.2M$899K$599K$300K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $250KPeak Capital Value: Yr 3 ($256K)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 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
$254K
+1%
23 years remaining
Rental Income
+$129K
Total Position
$382K
+53%
8.9%/yr
Year 10
Capital Value
$220K
-12%
18 years remaining
Rental Income
+$278K
Total Position
$499K
+99%
7.1%/yr
Year 15
Capital Value
$142K
-43%
13 years remaining
Rental Income
+$451K
Total Position
$593K
+137%
5.9%/yr
Year 20
Capital Value
$66K
-74%
8 years remaining
Rental Income
+$652K
Total Position
$718K
+187%
5.4%/yr

Location

Bali

North-Canggu - Kaba-Kaba, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
9.7% annual return
Occupancy
Weak
43% average occupancy
Nightly Rate
Strong
$226 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
205 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
28 years remaining on lease

Top Highlights

Prime location in North-Canggu - Kaba-Kaba — high tourist traffic
High rental yield at 9.7% — outperforms most villas in this market
Premium nightly rate of $226 — positioned in the top tier

Watch Out

Occupancy at 43% — factor in seasonal gaps
Compact plot at 205 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.
6.7%
$1,405/mo
40% occ.
9.1%
$1,886/mo
43% occ.
9.7%
$2,022/mo
current
53% occ.
12.0%
$2,503/mo

Lease Timeline

28 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.