OFF PLAN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN BALANGAN BE-1463

OFF PLAN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN BALANGAN BE-1463

Bali, Bali

$199k

Price

5.4%

ROI

2

Bedrooms

48%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 114 m²
Build: 160 m²
Est. Revenue: $25k/yr
Avg Nightly Rate: $140

Investment Analysis

Situated in the area of Balangan, this elegant three-level villa is 2 minutes from New Kuta Golf Bali and just 5 minutes from Balangan Beach. With close proximity to charming cafés and restaurants, it offers a perfect blend of convenience and tranquility.

Bali Exception
Bali / Balangan

OFF PLAN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN BALANGAN BE-1463

Inventory
2 Beds
Bathrooms
3 Baths
Built Area
160 m²
Land Plot
114 m²
Tenure
Lease 26yr
Yield Curve Status

Grade B investment — long-term rental yields 13.3% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score55
GradeB
Brixfox Intelligence
55BStrong
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.

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+8.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.3%
-$3K in 5yr (-2%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.5%
$1,407/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
11.8 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$140/night
50% ($70)Brixfox estimate($140/night)200% ($279)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$16,888
Airbnb data$140/night · 48% occupancy
Rental income
$140/night · 48% occ.
$24,623
Running costs (20%)
Utilities, cleaning, maintenance
-$4,925
Income tax (10%)
Indonesian rental income tax
-$2,462
Property tax
Annual property tax
-$348
Net income
8.5% ROI
$16,888

Long-Term Rental

Yearly income
$26,554
7 comps
Rental income
$3,876/mo
$37,206
Agency fee (10%)
Finder's fee per tenant
-$3,721
Vacancy (~8%)
1.5mo gap per tenancy
-$2,862
Income tax (10%)
Indonesian rental income tax
-$3,721
Property tax
Annual property tax
-$348
Net income
13.3% ROI
$26,554

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 26 years remaining.

$749K$562K$374K$187K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $199KPeak Capital Value: Yr 1 ($201K)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 11: 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
$196K
-2%
21 years remaining
Rental Income
+$90K
Total Position
$285K
+43%
7.5%/yr
Year 10
Capital Value
$148K
-26%
16 years remaining
Rental Income
+$194K
Total Position
$342K
+72%
5.6%/yr
Year 15
Capital Value
$84K
-58%
11 years remaining
Rental Income
+$314K
Total Position
$398K
+100%
4.7%/yr
Year 20
Capital Value
$31K
-84%
6 years remaining
Rental Income
+$454K
Total Position
$485K
+144%
4.6%/yr

Location

Bali

Balangan, Approximate area

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Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.5% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Good
$140 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
114 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
26 years remaining on lease

Top Highlights

High rental yield at 8.5% — outperforms most Bali villas
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
26+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 48% — 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.
5.2%
$863/mo
40% occ.
7.0%
$1,160/mo
48% occ.
8.5%
$1,407/mo
current
58% occ.
10.3%
$1,705/mo

Lease Timeline

26 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.