READY NOW 5 BEDROOM VILLA FOR SALE LEASEHOLD IN BINGIN BE-1977

READY NOW 5 BEDROOM VILLA FOR SALE LEASEHOLD IN BINGIN BE-1977

Bali, Bali

$750k

Price

11.3%

ROI

5

Bedrooms

50%

Occupancy

5 Bathrooms
Ownership: leasehold
Land: 977 m²
Build: 350 m²
Est. Revenue: $132k/yr
Avg Nightly Rate: $727

Investment Analysis

View this post on Instagram A post shared by BALI REAL ESTATE AGENCY (@baliexceptionsales)Located in the heart of Bingin, Uluwatu, just 3 minutes from famous restaurants, 5 minutes from Bingin Beach, Dreamland Beach, and 10 minutes from New Kuta Golf.Sprawled across a generous 977 sqm plot, this serene retreat boasts two beautifully crafted traditional structures, each designed to create an extraordinary living experience.

Bali Exception
Bali / Bingin - Uluwatu
Commercial Zone
Long Lease

READY NOW 5 BEDROOM VILLA FOR SALE LEASEHOLD IN BINGIN BE-1977

Inventory
5 Beds
Bathrooms
5 Baths
Built Area
350 m²
Land Plot
977 m²
Tenure
Lease 35yr
Yield Curve Status

Grade A investment — short-term rental yields 12.2% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score77
GradeA
Brixfox Intelligence
77AExcellent
Score Breakdown
ROI & Yield85%
Capital Growth81%
Risk Profile78%
Market Demand77%

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
+15.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.2%
+$119K in 5yr (+16%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
12.2%
$7,617/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
8.2 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$727/night
50% ($363)Brixfox estimate($727/night)200% ($1453)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Yearly income
$91,399
Airbnb data$727/night · 50% occupancy
Rental income
$727/night · 50% occ.
$132,445
Running costs (20%)
Utilities, cleaning, maintenance
-$26,489
Income tax (10%)
Indonesian rental income tax
-$13,245
Property tax
Annual property tax
-$1,313
Net income
12.2% ROI
$91,399

Long-Term Rental

Yearly income
$39,859
6 comps
Rental income
$5,931/mo
$56,940
Agency fee (10%)
Finder's fee per tenant
-$5,694
Vacancy (~8%)
1.5mo gap per tenancy
-$4,380
Income tax (10%)
Indonesian rental income tax
-$5,694
Property tax
Annual property tax
-$1,313
Net income
5.3% ROI
$39,859

Short-term rental earns 2.3x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 35 years remaining.

$6.4M$4.8M$3.2M$1.6M$0Yr 0Yr 10Yr 20Yr 30Purchase PriceIlliquid zoneUnsellableToday: $750KPeak Capital Value: Yr 10 ($907K)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 8: 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
$869K
+16%
30 years remaining
Rental Income
+$485K
Total Position
$1.4M
+81%
12.6%/yr
Year 10Peak
Capital Value
$907K
+21%
25 years remaining
Rental Income
+$1.0M
Total Position
$2.0M
+161%
10.1%/yr
Year 15
Capital Value
$876K
+17%
20 years remaining
Rental Income
+$1.7M
Total Position
$2.6M
+244%
8.6%/yr
Year 20
Capital Value
$610K
-19%
15 years remaining
Rental Income
+$2.5M
Total Position
$3.1M
+309%
7.3%/yr

Location

Bali

Bingin - 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
Strong
12.2% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Strong
$727 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
977 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
35 years remaining on lease

Top Highlights

Prime location in Bingin - Uluwatu — high tourist traffic
High rental yield at 12.2% — outperforms most Bali villas
Premium nightly rate of $727 — positioned in the top tier

Watch Out

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.
7.3%
$4,532/mo
40% occ.
9.7%
$6,079/mo
50% occ.
12.2%
$7,617/mo
current
60% occ.
14.7%
$9,164/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.