OCEAN VIEW PRIME LOCATION 5 BEDROOM VILLA FOR SALE LEASEHOLD IN DREAMLAND BE-2077

OCEAN VIEW PRIME LOCATION 5 BEDROOM VILLA FOR SALE LEASEHOLD IN DREAMLAND BE-2077

Bali, Bali

$1.8M

Price

5.7%

ROI

5

Bedrooms

51%

Occupancy

6 Bathrooms
Ownership: leasehold
Land: 470 m²
Build: 560 m²
Est. Revenue: $130k/yr
Avg Nightly Rate: $705

Investment Analysis

This state of the art European-designed villa is located walking distance to Dreamland beach and a 3 mins drive to Bingin centre. Nestled within an exclusive gated estate, it offers privacy and tranquility while being only a short walk from vibrant cafés, restaurants, and boutique shops.

Bali Exception
Bali / Dreamland
Commercial Zone

OCEAN VIEW PRIME LOCATION 5 BEDROOM VILLA FOR SALE LEASEHOLD IN DREAMLAND BE-2077

Inventory
5 Beds
Bathrooms
6 Baths
Built Area
560 m²
Land Plot
470 m²
Tenure
Lease 30yr
Yield Curve Status

Grade C+ investment — short-term rental yields 4.8% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score47
GradeC+
Brixfox Intelligence
47C+Moderate
Score Breakdown
ROI & Yield52%
Capital Growth49%
Risk Profile50%
Market Demand47%

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
+5.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.9%
+$79K in 5yr (+4%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.8%
$7,344/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
27 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
20.6 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$705/night
50% ($353)Brixfox estimate($705/night)200% ($1411)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Yearly income
$88,127
Airbnb data$705/night · 51% occupancy
Rental income
$705/night · 51% occ.
$130,440
Running costs (20%)
Utilities, cleaning, maintenance
-$26,088
Income tax (10%)
Indonesian rental income tax
-$13,044
Property tax
Annual property tax
-$3,181
Net income
4.8% ROI
$88,127

Long-Term Rental

Yearly income
$52,281
6 comps
Rental income
$7,990/mo
$76,703
Agency fee (10%)
Finder's fee per tenant
-$7,670
Vacancy (~8%)
1.5mo gap per tenancy
-$5,900
Income tax (10%)
Indonesian rental income tax
-$7,670
Property tax
Annual property tax
-$3,181
Net income
2.9% ROI
$52,281

Short-term rental earns 1.7x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 30 years remaining.

$4.8M$3.6M$2.4M$1.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Purchase PriceIlliquid zoneUnsellableToday: $1.8MPeak Capital Value: Yr 5 ($1.9M)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 17: 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 5Peak
Capital Value
$1.9M
+4%
25 years remaining
Rental Income
+$468K
Total Position
$2.4M
+30%
5.4%/yr
Year 10
Capital Value
$1.8M
+1%
20 years remaining
Rental Income
+$1.0M
Total Position
$2.8M
+56%
4.6%/yr
Year 15
Capital Value
$1.3M
-30%
15 years remaining
Rental Income
+$1.6M
Total Position
$2.9M
+60%
3.2%/yr
Year 20
Capital Value
$657K
-64%
10 years remaining
Rental Income
+$2.4M
Total Position
$3.0M
+66%
2.6%/yr

Location

Bali

Dreamland, Approximate area

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Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.8% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Strong
$705 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Good
470 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
30 years remaining on lease

Top Highlights

Premium nightly rate of $705 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Commercial Zone verified — fully licensed for short-term rentals

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.8% is near the market average — model your cashflow carefully

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

31% occ.
2.9%
$4,340/mo
41% occ.
3.9%
$5,842/mo
51% occ.
4.8%
$7,344/mo
current
61% occ.
5.8%
$8,846/mo

Lease Timeline

30 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.