OFFPLAN 2 BEDROOM TOWN HOUSE FOR SALE LEASEHOLD IN SANUR BE-2431

OFFPLAN 2 BEDROOM TOWN HOUSE FOR SALE LEASEHOLD IN SANUR BE-2431

Bali, Bali

$228k

Price

9.0%

ROI

2

Bedrooms

53%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 113 m²
Build: 106 m²
Est. Revenue: $29k/yr
Avg Nightly Rate: $150

Investment Analysis

Located in the Sanur area, just 7 minutes from the center, this location offers easy access to restaurants, coffee shops, the new Mall, and an international hospital. Known as one of Bali’s most charming coastal areas, Sanur has a calm, laid-back atmosphere. Family-friendly with international schools, safe beaches, and excellent community services nearby, it’s an ideal place for both living and investing.

Bali Exception
Bali / Sanur
Commercial Zone
Long Lease

OFFPLAN 2 BEDROOM TOWN HOUSE FOR SALE LEASEHOLD IN SANUR BE-2431

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
106 m²
Land Plot
113 m²
Tenure
Lease 80yr
Yield Curve Status

Grade A investment — short-term rental yields 8.7% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score75
GradeA
Brixfox Intelligence
75AExcellent
Score Breakdown
ROI & Yield83%
Capital Growth79%
Risk Profile76%
Market Demand75%

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
+11.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.2%
+$36K in 5yr (+16%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.7%
$1,653/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
11.5 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$150/night
50% ($75)Brixfox estimate($150/night)200% ($299)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Yearly income
$19,835
Airbnb data$150/night · 53% occupancy
Rental income
$150/night · 53% occ.
$28,906
Running costs (20%)
Utilities, cleaning, maintenance
-$5,781
Income tax (10%)
Indonesian rental income tax
-$2,891
Property tax
Annual property tax
-$399
Net income
8.7% ROI
$19,835

Long-Term Rental

Yearly income
$9,118
38 comps
Rental income
$1,371/mo
$13,162
Agency fee (10%)
Finder's fee per tenant
-$1,316
Vacancy (~8%)
1.5mo gap per tenancy
-$1,012
Income tax (10%)
Indonesian rental income tax
-$1,316
Property tax
Annual property tax
-$399
Net income
4.0% ROI
$9,118

Short-term rental earns 2.2x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 80 years remaining.

$7.3M$5.5M$3.7M$1.8M$0Yr 0Yr 15Yr 30Yr 45Yr 60Yr 75Purchase PriceIlliquid zoneUnsellableToday: $228KPeak Capital Value: Yr 55 ($1.0M)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
$265K
+16%
75 years remaining
Rental Income
+$105K
Total Position
$370K
+62%
10.1%/yr
Year 10
Capital Value
$307K
+34%
70 years remaining
Rental Income
+$227K
Total Position
$534K
+134%
8.9%/yr
Year 15
Capital Value
$356K
+56%
65 years remaining
Rental Income
+$369K
Total Position
$725K
+217%
8.0%/yr
Year 20
Capital Value
$412K
+81%
60 years remaining
Rental Income
+$533K
Total Position
$945K
+314%
7.4%/yr

Location

Bali

Sanur, Approximate area

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Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Good
Popular area with steady demand
Rental Yield
Strong
8.7% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Good
$150 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
113 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
80 years remaining on lease

Top Highlights

High rental yield at 8.7% — outperforms most Bali villas
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Commercial Zone verified — fully licensed for short-term rentals

Watch Out

Occupancy at 53% — factor in seasonal gaps
Compact plot at 113 m² — limited expansion potential

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

33% occ.
5.3%
$1,016/mo
43% occ.
7.0%
$1,335/mo
53% occ.
8.7%
$1,653/mo
current
63% occ.
10.4%
$1,971/mo

Lease Timeline

80 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.