AMAZING TRANQUIL MODERN LIVING IN KEDUNGU

AMAZING TRANQUIL MODERN LIVING IN KEDUNGU

Bali, Bali

$212k

Price

8.2%

ROI

2

Bedrooms

50%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 125 m²
Build: 195 m²
Est. Revenue: $27k/yr
Avg Nightly Rate: $151

Investment Analysis

This stunning off-plan villa offers a modern design in the tranquil area of Kedungu, just minutes from the beach and from Canggu’s vibrant cafes and entertainment spots.

Propertia
Bali / Kedungu
Commercial Zone

AMAZING TRANQUIL MODERN LIVING IN KEDUNGU

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
195 m²
Land Plot
125 m²
Tenure
Lease 27yr
Yield Curve Status

Grade C+ investment — short-term rental yields 8.9% net return annually.

Go to Source via Propertia

The Investment

Brixfox Score55
GradeC+
Brixfox Intelligence
55C+Moderate
Score Breakdown
ROI & Yield61%
Capital Growth58%
Risk Profile57%
Market Demand55%

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
+8.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.0%
-$223 in 5yr (-0%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.9%
$1,571/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
13 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
11.2 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$151/night
50% ($75)Brixfox estimate($151/night)200% ($302)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Yearly income
$18,853
Airbnb data$151/night · 50% occupancy
Rental income
$151/night · 50% occ.
$27,462
Running costs (20%)
Utilities, cleaning, maintenance
-$5,492
Income tax (10%)
Indonesian rental income tax
-$2,746
Property tax
Annual property tax
-$371
Net income
8.9% ROI
$18,853

Long-Term Rental

Yearly income
$13,184
10 comps
Rental income
$1,953/mo
$18,746
Agency fee (10%)
Finder's fee per tenant
-$1,875
Vacancy (~8%)
1.5mo gap per tenancy
-$1,442
Income tax (10%)
Indonesian rental income tax
-$1,875
Property tax
Annual property tax
-$371
Net income
6.2% ROI
$13,184

Short-term rental earns 1.4x 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$211,728
BPHTB (freehold transfer tax)$10,586
Notary & registration$1,800
Legal / due diligence$2,117
Total acquisition costs$14,503
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$4,875
($0–$9,750)
Furnishing & STR launch
2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$35,700
All-in investment$266,806

Gross yield (asking)

13.0%

True gross yield (all-in)

10.3%

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 27 years remaining.

$883K$662K$441K$221K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $212KPeak Capital Value: Yr 2 ($215K)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 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
$212K
-0%
22 years remaining
Rental Income
+$100K
Total Position
$312K
+47%
8.0%/yr
Year 10
Capital Value
$173K
-19%
17 years remaining
Rental Income
+$216K
Total Position
$389K
+84%
6.3%/yr
Year 15
Capital Value
$105K
-50%
12 years remaining
Rental Income
+$351K
Total Position
$456K
+115%
5.2%/yr
Year 20
Capital Value
$45K
-79%
7 years remaining
Rental Income
+$507K
Total Position
$551K
+160%
4.9%/yr

Location

Bali

Kedungu, 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
Strong
8.9% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Good
$151 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
125 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
27 years remaining on lease

Top Highlights

High rental yield at 8.9% — outperforms most villas in this market
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 50% — 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.
5.3%
$934/mo
40% occ.
7.1%
$1,255/mo
50% occ.
8.9%
$1,571/mo
current
60% occ.
10.7%
$1,893/mo

Lease Timeline

27 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.