MODERN TROPICAL 3 BEDROOM VILLA FOR SALE LEASEHOLD IN KEDUNGU  BE-644

MODERN TROPICAL 3 BEDROOM VILLA FOR SALE LEASEHOLD IN KEDUNGU  BE-644

Bali, Bali

$310k

Price

5.7%

ROI

3

Bedrooms

37%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 271 m²
Build: 200 m²
Est. Revenue: $30k/yr
Avg Nightly Rate: $221

Investment Analysis

In the coastal enclave of Kedungu, discover a villa that seamlessly integrates with its surroundings, offering an elevated living experience. The strategic location provides a tranquil escape without compromising accessibility.Featuring an inviting outdoor lounge area, the villa allows you to relax next to the pool. An enclosed living room ensures comfort in every season, while the spacious kitchen and dining area become the heart of communal gatherings. For ultimate relaxation and rejuvenation, the villa also includes a private sauna and an invigorating ice bath experience. Ascending the stairs, each bedroom is bathed in natural light, thanks to large windows that allow sunlight to pour in. Enjoy the luxury of privacy, as every bedroom features its own ensuite bathroom, offering both convenience and sophistication. This Kedungu residence combines coastal charm with modern functionality, creating a harmonious living space that caters to both relaxation and entertainment. With thoughtful design elements, this villa embodies coastal living at its finest.

Bali Exception
Bali / Kedungu

MODERN TROPICAL 3 BEDROOM VILLA FOR SALE LEASEHOLD IN KEDUNGU  BE-644

Inventory
3 Beds
Bathrooms
4 Baths
Built Area
200 m²
Land Plot
271 m²
Tenure
Lease 30yr
Yield Curve Status

Grade C+ investment — short-term rental yields 6.6% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score54
GradeC+
Brixfox Intelligence
54C+Moderate
Score Breakdown
ROI & Yield59%
Capital Growth57%
Risk Profile56%
Market Demand54%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+7.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.9%
+$13K in 5yr (+4%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.6%
$1,708/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
17 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
15.1 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$221/night
50% ($111)Brixfox estimate($221/night)200% ($442)
Occupancy
37%
10%Brixfox estimate(37%)100%

Short-Term Rental

Yearly income
$20,490
Airbnb data$221/night · 37% occupancy
Rental income
$221/night · 37% occ.
$30,047
Running costs (20%)
Utilities, cleaning, maintenance
-$6,009
Income tax (10%)
Indonesian rental income tax
-$3,005
Property tax
Annual property tax
-$543
Net income
6.6% ROI
$20,490

Long-Term Rental

Yearly income
$14,049
19 comps
Rental income
$2,102/mo
$20,180
Agency fee (10%)
Finder's fee per tenant
-$2,018
Vacancy (~8%)
1.5mo gap per tenancy
-$1,552
Income tax (10%)
Indonesian rental income tax
-$2,018
Property tax
Annual property tax
-$543
Net income
4.5% ROI
$14,049

Short-term rental earns 1.5x 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$310,000
BPHTB (freehold transfer tax)$15,500
Notary & registration$1,800
Legal / due diligence$3,100
Total acquisition costs$20,400
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$5,000
($0–$10,000)
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$42,900
All-in investment$378,300

Gross yield (asking)

9.7%

True gross yield (all-in)

7.9%

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 30 years remaining.

$1.1M$841K$561K$280K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Purchase PriceIlliquid zoneUnsellableToday: $310KPeak Capital Value: Yr 5 ($323K)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 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 5Peak
Capital Value
$323K
+4%
25 years remaining
Rental Income
+$109K
Total Position
$432K
+39%
6.9%/yr
Year 10
Capital Value
$312K
+1%
20 years remaining
Rental Income
+$235K
Total Position
$547K
+77%
5.9%/yr
Year 15
Capital Value
$217K
-30%
15 years remaining
Rental Income
+$381K
Total Position
$598K
+93%
4.5%/yr
Year 20
Capital Value
$112K
-64%
10 years remaining
Rental Income
+$551K
Total Position
$663K
+114%
3.9%/yr

Location

Bali

Kedungu, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.6% annual return
Occupancy
Weak
37% average occupancy
Nightly Rate
Strong
$221 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
271 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
30 years remaining on lease

Top Highlights

Premium nightly rate of $221 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
30+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 37% — 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

30% occ.
5.3%
$1,368/mo
40% occ.
7.1%
$1,838/mo
37% occ.
6.6%
$1,708/mo
current
47% occ.
8.4%
$2,178/mo

Lease Timeline

30 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.