RICE FIELD VIEW 4 BEDROOM VILLA FOR SALE LEASEHOLD IN BATU BOLONG BE-260

RICE FIELD VIEW 4 BEDROOM VILLA FOR SALE LEASEHOLD IN BATU BOLONG BE-260

Bali, Bali

$1.5M

Price

3.1%

ROI

4

Bedrooms

55%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 650 m²
Build: 496 m²
Est. Revenue: $106k/yr
Avg Nightly Rate: $525

Investment Analysis

Welcome to our luxurious four-bedroom villa, the perfect vacation home for those seeking a high-end, elegant retreat in Bali. Located just a five-minute drive from the popular Batu Bolong beach, our villa is nestled in the serene and peaceful countryside of Canggu, providing a tranquil escape from the hustle and bustle of everyday life.

Bali Exception
Bali / Canggu
Commercial Zone
Long Lease

RICE FIELD VIEW 4 BEDROOM VILLA FOR SALE LEASEHOLD IN BATU BOLONG BE-260

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
496 m²
Land Plot
650 m²
Tenure
Lease 35yr
Yield Curve Status

Grade B+ investment — long-term rental yields 5.0% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score67
GradeB+
Brixfox Intelligence
67B+Strong
Score Breakdown
ROI & Yield74%
Capital Growth70%
Risk Profile69%
Market Demand67%

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
+8.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.2%
+$239K in 5yr (+16%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.8%
$5,984/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
15 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
20.9 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$525/night
50% ($263)Brixfox estimate($525/night)200% ($1051)
Occupancy
55%
10%Brixfox estimate(55%)100%

Short-Term Rental

Yearly income
$71,812
Airbnb data$525/night · 55% occupancy
Rental income
$525/night · 55% occ.
$106,338
Running costs (20%)
Utilities, cleaning, maintenance
-$21,268
Income tax (10%)
Indonesian rental income tax
-$10,634
Property tax
Annual property tax
-$2,625
Net income
4.8% ROI
$71,812

Long-Term Rental

Yearly income
$75,170
50 comps
Rental income
$11,207/mo
$107,589
Agency fee (10%)
Finder's fee per tenant
-$10,759
Vacancy (~8%)
1.5mo gap per tenancy
-$8,276
Income tax (10%)
Indonesian rental income tax
-$10,759
Property tax
Annual property tax
-$2,625
Net income
5.0% ROI
$75,170

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 35 years remaining.

$5.0M$3.7M$2.5M$1.2M$0Yr 0Yr 10Yr 20Yr 30Purchase PriceIlliquid zoneUnsellableToday: $1.5MPeak Capital Value: Yr 10 ($1.8M)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 17: 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
$1.7M
+16%
30 years remaining
Rental Income
+$381K
Total Position
$2.1M
+41%
7.2%/yr
Year 10Peak
Capital Value
$1.8M
+21%
25 years remaining
Rental Income
+$823K
Total Position
$2.6M
+76%
5.8%/yr
Year 15
Capital Value
$1.8M
+17%
20 years remaining
Rental Income
+$1.3M
Total Position
$3.1M
+106%
4.9%/yr
Year 20
Capital Value
$1.2M
-19%
15 years remaining
Rental Income
+$1.9M
Total Position
$3.1M
+110%
3.8%/yr

Location

Bali

Canggu, Approximate area

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Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Average
4.8% annual return
Occupancy
Average
55% average occupancy
Nightly Rate
Strong
$525 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
650 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
35 years remaining on lease

Top Highlights

Prime location in Canggu — high tourist traffic
Premium nightly rate of $525 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Yield of 4.8% is near the market average — model your cashflow carefully
Occupancy at 55% — 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

35% occ.
3.0%
$3,747/mo
45% occ.
3.9%
$4,866/mo
55% occ.
4.8%
$5,984/mo
current
65% occ.
5.7%
$7,103/mo

Lease Timeline

35 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.