LUXURY BOUTIQUE HOTEL IN BINGIN'S MOST POPULAR LOCATION

LUXURY BOUTIQUE HOTEL IN BINGIN'S MOST POPULAR LOCATION

Bali, Bali

$805k

Price

7.2%

ROI

3

Bedrooms

48%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 500 m²
Build: 198 m²
Est. Revenue: $76k/yr
Avg Nightly Rate: $431

Investment Analysis

Welcome to Bingin’s best boutique hotel, where modern luxury meets tropical serenity. Located in one of Bali’s most desirable areas, this exclusive development offers a unique opportunity to own your slice of paradise.

Propertia
Bali / Bingin
Commercial Zone

LUXURY BOUTIQUE HOTEL IN BINGIN'S MOST POPULAR LOCATION

Inventory
3 Beds
Bathrooms
4 Baths
Built Area
198 m²
Land Plot
500 m²
Tenure
Lease 25yr
Yield Curve Status

Grade B investment — long-term rental yields 8.4% net return annually.

Go to Source via Propertia

The Investment

Brixfox Score61
GradeB
Brixfox Intelligence
61BStrong
Score Breakdown
ROI & Yield67%
Capital Growth64%
Risk Profile63%
Market Demand61%

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.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+5.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.7%
-$27K in 5yr (-3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.4%
$4,323/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
22 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
15.5 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$431/night
50% ($216)Brixfox estimate($431/night)200% ($862)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$51,872
Airbnb data$431/night · 48% occupancy
Rental income
$431/night · 48% occ.
$76,116
Running costs (20%)
Utilities, cleaning, maintenance
-$15,223
Income tax (10%)
Indonesian rental income tax
-$7,612
Property tax
Annual property tax
-$1,409
Net income
6.4% ROI
$51,872

Long-Term Rental

Yearly income
$67,855
7 comps
Rental income
$9,978/mo
$95,791
Agency fee (10%)
Finder's fee per tenant
-$9,579
Vacancy (~8%)
1.5mo gap per tenancy
-$7,369
Income tax (10%)
Indonesian rental income tax
-$9,579
Property tax
Annual property tax
-$1,409
Net income
8.4% ROI
$67,855

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

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$805,136
BPHTB (freehold transfer tax)$40,257
Notary & registration$1,800
Legal / due diligence$8,051
Total acquisition costs$50,108
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$4,950
($0–$9,900)
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$42,900
All-in investment$903,094

Gross yield (asking)

9.5%

True gross yield (all-in)

8.4%

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 25 years remaining.

$2.2M$1.6M$1.1M$544K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $805KPeak 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 13: 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
$778K
-3%
20 years remaining
Rental Income
+$275K
Total Position
$1.1M
+31%
5.5%/yr
Year 10
Capital Value
$541K
-33%
15 years remaining
Rental Income
+$595K
Total Position
$1.1M
+41%
3.5%/yr
Year 15
Capital Value
$279K
-65%
10 years remaining
Rental Income
+$965K
Total Position
$1.2M
+54%
2.9%/yr
Year 20
Capital Value
$81K
-90%
5 years remaining
Rental Income
+$1.4M
Total Position
$1.5M
+83%
3.1%/yr

Location

Bali

Bingin, Approximate area

Loading Map...

Airbnb Comp Analysis

No nearby Airbnb listings found

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

Try one of these

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.4% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Strong
$431 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Good
500 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Good
25 years remaining on lease

Top Highlights

Premium nightly rate of $431 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Commercial Zone verified — fully licensed for short-term rentals

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 48% — factor in seasonal gaps

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.
3.9%
$2,636/mo
40% occ.
5.3%
$3,554/mo
48% occ.
6.4%
$4,323/mo
current
58% occ.
7.8%
$5,240/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.