READY NOW 2 BEDROOM VILLA FOR SALE LEASEHOLD IN GIANYAR BE-2311

READY NOW 2 BEDROOM VILLA FOR SALE LEASEHOLD IN GIANYAR BE-2311

Bali, Bali

$241k

Price

9.3%

ROI

2

Bedrooms

48%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 410 m²
Build: 150 m²
Est. Revenue: $23k/yr
Avg Nightly Rate: $131

Investment Analysis

Tucked away in the Gianyar region, just a 15-minute drive from the vibrant heart of Ubud, this villa is ideally located to experience the rich cultural heritage and natural beauty of Bali. Surrounded by lush rice fields, tropical jungle, and traditional Balinese villages, it offers a serene escape for those seeking a peaceful and authentic island lifestyle.

Bali Exception
Bali / Gianyar

READY NOW 2 BEDROOM VILLA FOR SALE LEASEHOLD IN GIANYAR BE-2311

Inventory
2 Beds
Bathrooms
4 Baths
Built Area
150 m²
Land Plot
410 m²
Tenure
Lease 28yr
Yield Curve Status

Grade C investment — long-term rental yields 8.0% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score40
GradeC
Brixfox Intelligence
40CModerate
Score Breakdown
ROI & Yield44%
Capital Growth42%
Risk Profile43%
Market Demand40%

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
+6.7%
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 (+1%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.4%
$1,292/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
21 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
15.5 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$131/night
50% ($65)Brixfox estimate($131/night)200% ($262)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$15,501
Airbnb data$131/night · 48% occupancy
Rental income
$131/night · 48% occ.
$22,746
Running costs (20%)
Utilities, cleaning, maintenance
-$4,549
Income tax (10%)
Indonesian rental income tax
-$2,275
Property tax
Annual property tax
-$421
Net income
6.4% ROI
$15,501

Long-Term Rental

Yearly income
$19,304
8 comps
Rental income
$2,842/mo
$27,280
Agency fee (10%)
Finder's fee per tenant
-$2,728
Vacancy (~8%)
1.5mo gap per tenancy
-$2,098
Income tax (10%)
Indonesian rental income tax
-$2,728
Property tax
Annual property tax
-$421
Net income
8.0% ROI
$19,304

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 28 years remaining.

$765K$574K$383K$191K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $241KPeak Capital Value: Yr 3 ($247K)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 5
Capital Value
$244K
+1%
23 years remaining
Rental Income
+$82K
Total Position
$326K
+36%
6.3%/yr
Year 10
Capital Value
$212K
-12%
18 years remaining
Rental Income
+$178K
Total Position
$390K
+62%
4.9%/yr
Year 15
Capital Value
$137K
-43%
13 years remaining
Rental Income
+$288K
Total Position
$425K
+77%
3.9%/yr
Year 20
Capital Value
$63K
-74%
8 years remaining
Rental Income
+$417K
Total Position
$480K
+99%
3.5%/yr

Location

Bali

Gianyar, Approximate area

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Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.4% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Good
$131 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Good
410 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
28 years remaining on lease

Top Highlights

Stunning visuals with 9/10 instagrammability — commands premium nightly rates
28+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 48% — 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.
4.0%
$801/mo
40% occ.
5.4%
$1,080/mo
48% occ.
6.4%
$1,292/mo
current
58% occ.
7.8%
$1,570/mo

Lease Timeline

28 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.