LUXURIOUS 4 BEDROOM VILLA CLOSE TO BEACH FOR SALE LEASEHOLD IN BALANGAN AREA BE-1126

LUXURIOUS 4 BEDROOM VILLA CLOSE TO BEACH FOR SALE LEASEHOLD IN BALANGAN AREA BE-1126

Bali, Bali

$765k

Price

6.1%

ROI

4

Bedrooms

39%

Occupancy

5 Bathrooms
Ownership: leasehold
Land: 410 m²
Build: 370 m²
Est. Revenue: $62k/yr
Avg Nightly Rate: $440

Investment Analysis

Experience Serene Luxury Living in Balangan Wake up to the serene ambiance of Balangan with direct beach access. Within just 5 minutes, you can explore the stunning Balangan and Dreamland beaches or enjoy a round of golf at the New Kuta Golf course. Nearby restaurants and beach clubs ensure every day is filled with adventure and convenience. This exquisite two-floor villa, designed with both comfort and style in mind, features 4 spacious bedrooms and 5 modern bathrooms. The fully furnished interior boasts a contemporary kitchen with all the essentials, soaring high ceilings, and expansive windows that flood the living room with natural light. A dedicated study room provides a quiet retreat for work or contemplation. Step onto your private balcony to enjoy serene views, and cool off in your private pool on sunny days. The outdoor lounge area with a BBQ setup is perfect for delightful evenings of dining and entertainment. Additional amenities include a secure carport, ensuring your vehicle is always protected. Ideal for families and a lucrative investment opportunity, this villa offers a perfect blend of luxury, comfort, and a prime location in the sought-after area of Bukit.

Bali Exception
Bali / Bukit - Uluwatu
Commercial Zone
Long Lease

LUXURIOUS 4 BEDROOM VILLA CLOSE TO BEACH FOR SALE LEASEHOLD IN BALANGAN AREA BE-1126

Inventory
4 Beds
Bathrooms
5 Baths
Built Area
370 m²
Land Plot
410 m²
Tenure
Lease 35yr
Yield Curve Status

Grade B investment — short-term rental yields 5.5% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score62
GradeB
Brixfox Intelligence
62BStrong
Score Breakdown
ROI & Yield68%
Capital Growth65%
Risk Profile64%
Market Demand62%

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
+8.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.2%
+$122K in 5yr (+16%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.5%
$3,514/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
18.1 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$440/night
50% ($220)Brixfox estimate($440/night)200% ($880)
Occupancy
39%
10%Brixfox estimate(39%)100%

Short-Term Rental

Yearly income
$42,167
Airbnb data$440/night · 39% occupancy
Rental income
$440/night · 39% occ.
$62,151
Running costs (20%)
Utilities, cleaning, maintenance
-$12,430
Income tax (10%)
Indonesian rental income tax
-$6,215
Property tax
Annual property tax
-$1,339
Net income
5.5% ROI
$42,167

Long-Term Rental

Yearly income
$34,378
7 comps
Rental income
$5,145/mo
$49,396
Agency fee (10%)
Finder's fee per tenant
-$4,940
Vacancy (~8%)
1.5mo gap per tenancy
-$3,800
Income tax (10%)
Indonesian rental income tax
-$4,940
Property tax
Annual property tax
-$1,339
Net income
4.5% ROI
$34,378

Short-term rental earns 1.2x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 35 years remaining.

$2.9M$2.2M$1.5M$733K$0Yr 0Yr 10Yr 20Yr 30Purchase PriceIlliquid zoneUnsellableToday: $765KPeak Capital Value: Yr 10 ($925K)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 15: 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
$887K
+16%
30 years remaining
Rental Income
+$224K
Total Position
$1.1M
+45%
7.7%/yr
Year 10Peak
Capital Value
$925K
+21%
25 years remaining
Rental Income
+$483K
Total Position
$1.4M
+84%
6.3%/yr
Year 15
Capital Value
$894K
+17%
20 years remaining
Rental Income
+$784K
Total Position
$1.7M
+119%
5.4%/yr
Year 20
Capital Value
$622K
-19%
15 years remaining
Rental Income
+$1.1M
Total Position
$1.8M
+129%
4.2%/yr

Location

Bali

Bukit - Uluwatu, 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
Good
5.5% annual return
Occupancy
Weak
39% average occupancy
Nightly Rate
Strong
$440 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Good
410 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
35 years remaining on lease

Top Highlights

Prime location in Bukit - Uluwatu — high tourist traffic
Premium nightly rate of $440 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Occupancy at 39% — 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.
4.2%
$2,700/mo
40% occ.
5.7%
$3,638/mo
39% occ.
5.5%
$3,514/mo
current
49% occ.
7.0%
$4,451/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.