MODERN TROPICAL 2 BEDROOM VILLA FOR SALE LEASEHOLD IN KEDUNGU BE-2192

MODERN TROPICAL 2 BEDROOM VILLA FOR SALE LEASEHOLD IN KEDUNGU BE-2192

Bali, Bali

$213k

Price

9.0%

ROI

2

Bedrooms

49%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 250 m²
Build: 130 m²
Est. Revenue: $28k/yr
Avg Nightly Rate: $158

Investment Analysis

Located in the peaceful area of Kedungu, surrounded by lush rice fields, just a 2-minute ride to Kedungu Beach, this charming villa is close proximity cafés, restaurants, local shops, and Luna Beach Club—with Pererenan only a short drive away.

Bali Exception
Bali / Kedungu
Commercial Zone

MODERN TROPICAL 2 BEDROOM VILLA FOR SALE LEASEHOLD IN KEDUNGU BE-2192

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
130 m²
Land Plot
250 m²
Tenure
Lease 23yr
Yield Curve Status

Grade B investment — short-term rental yields 9.1% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score58
GradeB
Brixfox Intelligence
58BStrong
Score Breakdown
ROI & Yield64%
Capital Growth61%
Risk Profile60%
Market Demand58%

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
+6.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-2.6%
-$28K in 5yr (-13%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.1%
$1,613/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
11.0 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$158/night
50% ($79)Brixfox estimate($158/night)200% ($315)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Yearly income
$19,357
Airbnb data$158/night · 49% occupancy
Rental income
$158/night · 49% occ.
$28,185
Running costs (20%)
Utilities, cleaning, maintenance
-$5,637
Income tax (10%)
Indonesian rental income tax
-$2,818
Property tax
Annual property tax
-$373
Net income
9.1% ROI
$19,357

Long-Term Rental

Yearly income
$14,176
9 comps
Rental income
$2,096/mo
$20,121
Agency fee (10%)
Finder's fee per tenant
-$2,012
Vacancy (~8%)
1.5mo gap per tenancy
-$1,548
Income tax (10%)
Indonesian rental income tax
-$2,012
Property tax
Annual property tax
-$373
Net income
6.7% ROI
$14,176

Short-term rental earns 1.4x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 23 years remaining.

$722K$542K$361K$181K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $213KPeak 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
$185K
-13%
18 years remaining
Rental Income
+$103K
Total Position
$288K
+35%
6.2%/yr
Year 10
Capital Value
$119K
-44%
13 years remaining
Rental Income
+$222K
Total Position
$341K
+60%
4.8%/yr
Year 15
Capital Value
$55K
-74%
8 years remaining
Rental Income
+$360K
Total Position
$415K
+95%
4.6%/yr
Year 20
Capital Value
$14K
-94%
3 years remaining
Rental Income
+$520K
Total Position
$534K
+151%
4.7%/yr

Location

Bali

Kedungu, Approximate area

Loading Map...

Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
9.1% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Good
$158 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
250 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Good
23 years remaining on lease

Top Highlights

High rental yield at 9.1% — outperforms most Bali villas
Stunning visuals with 9/10 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 49% — 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.
5.5%
$976/mo
40% occ.
7.4%
$1,311/mo
49% occ.
9.1%
$1,613/mo
current
59% occ.
11.0%
$1,949/mo

Lease Timeline

23 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 8 years while the property is still easy to sell.

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.