OFFPLAN OCEAN VIEW 2/3 BEDROOM VILLA FOR SALE LEASEHOLD IN BALANGAN BE-2262

OFFPLAN OCEAN VIEW 2/3 BEDROOM VILLA FOR SALE LEASEHOLD IN BALANGAN BE-2262

Bali, Bali

$347k

Price

3.9%

ROI

2

Bedrooms

51%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 107 m²
Build: 141 m²
Est. Revenue: $28k/yr
Avg Nightly Rate: $150

Investment Analysis

Located in Balangan, in the rapidly developing Bukit area of South Bali, this property offers close proximity to the ocean and iconic landmarks such as Melasti Beach, Dreamland Beach, and the Bali Helicopter Pad. Surrounded by popular tourist attractions, renowned surf spots, and vibrant lifestyle destinations.Designed as a harmonious blend…

Bali Exception
Bali / Balangan

OFFPLAN OCEAN VIEW 2/3 BEDROOM VILLA FOR SALE LEASEHOLD IN BALANGAN BE-2262

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
141 m²
Land Plot
107 m²
Tenure
Lease 26yr
Yield Curve Status

Grade C+ investment — long-term rental yields 6.3% 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
-0.3%
-$6K in 5yr (-2%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.5%
$1,584/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
25 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
18.3 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$150/night
50% ($75)Brixfox estimate($150/night)200% ($299)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Yearly income
$19,008
Airbnb data$150/night · 51% occupancy
Rental income
$150/night · 51% occ.
$28,021
Running costs (20%)
Utilities, cleaning, maintenance
-$5,604
Income tax (10%)
Indonesian rental income tax
-$2,802
Property tax
Annual property tax
-$607
Net income
5.5% ROI
$19,008

Long-Term Rental

Yearly income
$22,031
7 comps
Rental income
$3,261/mo
$31,308
Agency fee (10%)
Finder's fee per tenant
-$3,131
Vacancy (~8%)
1.5mo gap per tenancy
-$2,408
Income tax (10%)
Indonesian rental income tax
-$3,131
Property tax
Annual property tax
-$607
Net income
6.3% ROI
$22,031

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 26 years remaining.

$843K$632K$421K$211K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $347KPeak Capital Value: Yr 1 ($350K)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
$341K
-2%
21 years remaining
Rental Income
+$101K
Total Position
$442K
+27%
5.0%/yr
Year 10
Capital Value
$259K
-26%
16 years remaining
Rental Income
+$218K
Total Position
$476K
+37%
3.2%/yr
Year 15
Capital Value
$147K
-58%
11 years remaining
Rental Income
+$354K
Total Position
$500K
+44%
2.5%/yr
Year 20
Capital Value
$54K
-84%
6 years remaining
Rental Income
+$511K
Total Position
$565K
+63%
2.5%/yr

Location

Bali

Balangan, Approximate area

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Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.5% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Good
$150 per night
Visual Appeal
Strong
10/10 instagrammability
Size & Space
Weak
107 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
26 years remaining on lease

Top Highlights

Stunning visuals with 10/10 instagrammability — commands premium nightly rates
26+ year lease — strong tenure runway

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.
3.3%
$947/mo
41% occ.
4.4%
$1,265/mo
51% occ.
5.5%
$1,584/mo
current
61% occ.
6.6%
$1,903/mo

Lease Timeline

26 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.