OFFPLAN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN NYANG-NYANG BE-1987

OFFPLAN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN NYANG-NYANG BE-1987

Bali, Bali

$343k

Price

9.1%

ROI

2

Bedrooms

48%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 195.8 m²
Build: 129 m²
Est. Revenue: $51k/yr
Avg Nightly Rate: $293

Investment Analysis

Nestled in the heart of southern Bali, this exceptional villa is just a short walk from the renowned Nyang-Nyang Beach, a destination celebrated for its pristine white sand beaches, dramatic cliffs, and top-tier attractions. Nearby, you’ll find iconic cultural landmarks such as the Kecak dance performance, Uluwatu Temple, and stunning ocean vistas. This fully furnished, three-story villa combines modern tropical design with open, airy spaces. Expansive windows and soaring ceilings flood the interior with natural light, creating a welcoming, bright atmosphere. The kitchen features a large dining area with a view of the pool, while the living room showcases a spacious sofa beneath the lofty ceilings. The villa includes two thoughtfully designed bedrooms, including a master suite with its own private balcony, offering a seamless connection to the natural surroundings. The rooftop terrace on the third floor offers panoramic views, making it an ideal spot for watching breathtaking sunsets or practicing morning meditation in peace. The outdoor pool area, complete with an ice bath, Jacuzzi, sauna, lounge chairs, and a charming cabana, invites you to unwind in a tranquil, luxurious setting. Perfectly located close to Bali’s top attractions and the ocean, this villa provides an unparalleled living experience.

Bali Exception
Bali / Uluwatu

OFFPLAN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN NYANG-NYANG BE-1987

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
129 m²
Land Plot
195.8 m²
Tenure
Lease 28yr
Yield Curve Status

Grade B investment — short-term rental yields 10.3% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score65
GradeB
Brixfox Intelligence
65BStrong
Score Breakdown
ROI & Yield72%
Capital Growth68%
Risk Profile67%
Market Demand65%

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
+10.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.3%
+$5K in 5yr (+1%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.3%
$2,942/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
9.7 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$293/night
50% ($146)Brixfox estimate($293/night)200% ($585)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$35,308
Airbnb data$293/night · 48% occupancy
Rental income
$293/night · 48% occ.
$51,297
Running costs (20%)
Utilities, cleaning, maintenance
-$10,259
Income tax (10%)
Indonesian rental income tax
-$5,130
Property tax
Annual property tax
-$600
Net income
10.3% ROI
$35,308

Long-Term Rental

Yearly income
$32,074
7 comps
Rental income
$4,707/mo
$45,188
Agency fee (10%)
Finder's fee per tenant
-$4,519
Vacancy (~8%)
1.5mo gap per tenancy
-$3,476
Income tax (10%)
Indonesian rental income tax
-$4,519
Property tax
Annual property tax
-$600
Net income
9.4% ROI
$32,074

Short-term rental earns 1.1x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 28 years remaining.

$1.7M$1.3M$872K$436K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $343KPeak Capital Value: Yr 3 ($351K)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 9: 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
$348K
+1%
23 years remaining
Rental Income
+$187K
Total Position
$535K
+56%
9.3%/yr
Year 10
Capital Value
$303K
-12%
18 years remaining
Rental Income
+$405K
Total Position
$707K
+106%
7.5%/yr
Year 15
Capital Value
$195K
-43%
13 years remaining
Rental Income
+$657K
Total Position
$852K
+148%
6.2%/yr
Year 20
Capital Value
$90K
-74%
8 years remaining
Rental Income
+$949K
Total Position
$1.0M
+203%
5.7%/yr

Location

Bali

Uluwatu, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
10.3% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Strong
$293 per night
Visual Appeal
Strong
10/10 instagrammability
Size & Space
Average
196 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
28 years remaining on lease

Top Highlights

Prime location in Uluwatu — high tourist traffic
High rental yield at 10.3% — outperforms most Bali villas
Premium nightly rate of $293 — positioned in the top tier

Watch Out

Occupancy at 48% — factor in seasonal gaps
Compact plot at 196 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.
6.4%
$1,820/mo
40% occ.
8.5%
$2,443/mo
48% occ.
10.3%
$2,942/mo
current
58% occ.
12.5%
$3,566/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.