READY NOW LUXURY JUNGLE RIVER VIEW 5 BEDROOM VILLA FOR SALE LEASEHOLD IN NYANYI BE-1877

READY NOW LUXURY JUNGLE RIVER VIEW 5 BEDROOM VILLA FOR SALE LEASEHOLD IN NYANYI BE-1877

Bali, Bali

$1.1M

Price

2.5%

ROI

5

Bedrooms

42%

Occupancy

5 Bathrooms
Ownership: leasehold
Land: 537 m²
Build: 380 m²
Est. Revenue: $100k/yr
Avg Nightly Rate: $651

Investment Analysis

Nestled in the exclusive Nyanyi area of Bali, this luxurious villa is set amidst lush greenery and stunning river view, offering an idyllic retreat while remaining just moments from renowned spots like Luna Beach Club, Nuanu, and Nyanyi Beach. It’s the tranquility and convenience, where natural beauty meets luxury living.

Bali Exception
Bali / Nyanyi

READY NOW LUXURY JUNGLE RIVER VIEW 5 BEDROOM VILLA FOR SALE LEASEHOLD IN NYANYI BE-1877

Inventory
5 Beds
Bathrooms
5 Baths
Built Area
380 m²
Land Plot
537 m²
Tenure
Lease 27yr
Yield Curve Status

Grade C+ investment — long-term rental yields 11.5% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score52
GradeC+
Brixfox Intelligence
52C+Moderate
Score Breakdown
ROI & Yield57%
Capital Growth55%
Risk Profile54%
Market Demand52%

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
+6.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.0%
-$1K in 5yr (-0%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.2%
$5,702/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
22 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
16.1 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$651/night
50% ($326)Brixfox estimate($651/night)200% ($1303)
Occupancy
42%
10%Brixfox estimate(42%)100%

Short-Term Rental

Yearly income
$68,419
Airbnb data$651/night · 42% occupancy
Rental income
$651/night · 42% occ.
$100,491
Running costs (20%)
Utilities, cleaning, maintenance
-$20,098
Income tax (10%)
Indonesian rental income tax
-$10,049
Property tax
Annual property tax
-$1,925
Net income
6.2% ROI
$68,419

Long-Term Rental

Yearly income
$126,111
50 comps
Rental income
$18,445/mo
$177,071
Agency fee (10%)
Finder's fee per tenant
-$17,707
Vacancy (~8%)
1.5mo gap per tenancy
-$13,621
Income tax (10%)
Indonesian rental income tax
-$17,707
Property tax
Annual property tax
-$1,925
Net income
11.5% ROI
$126,111

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 27 years remaining.

$3.2M$2.4M$1.6M$801K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $1.1MPeak Capital Value: Yr 2 ($1.1M)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 14: 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
$1.1M
-0%
22 years remaining
Rental Income
+$363K
Total Position
$1.5M
+33%
5.9%/yr
Year 10
Capital Value
$896K
-19%
17 years remaining
Rental Income
+$784K
Total Position
$1.7M
+53%
4.3%/yr
Year 15
Capital Value
$547K
-50%
12 years remaining
Rental Income
+$1.3M
Total Position
$1.8M
+65%
3.4%/yr
Year 20
Capital Value
$232K
-79%
7 years remaining
Rental Income
+$1.8M
Total Position
$2.1M
+88%
3.2%/yr

Location

Bali

Nyanyi, 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
6.2% annual return
Occupancy
Weak
42% average occupancy
Nightly Rate
Strong
$651 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
537 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
27 years remaining on lease

Top Highlights

Premium nightly rate of $651 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 537 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 42% — 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.
4.4%
$4,000/mo
40% occ.
5.9%
$5,387/mo
42% occ.
6.2%
$5,702/mo
current
52% occ.
7.7%
$7,088/mo

Lease Timeline

27 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.