OFFPLAN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN BALANGAN BE-2594

OFFPLAN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN BALANGAN BE-2594

Bali, Bali

$310k

Price

8.4%

ROI

2

Bedrooms

70%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 150 m²
Build: 157 m²
Est. Revenue: $40k/yr
Avg Nightly Rate: $157

Investment Analysis

Located in the rapidly developing and highly desirable Balangan area of Uluwatu, this villa sits in a peaceful private cul-de-sac just minutes from world-class surf. Demand here continues to rise among both expats and tourists.Step inside to discover a fully furnished, modern two-bedroom villa. The interior features an open-plan living…

Bali Exception
Bali / Balangan

OFFPLAN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN BALANGAN BE-2594

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
157 m²
Land Plot
150 m²
Tenure
Lease 23yr
Yield Curve Status

Grade C+ investment — long-term rental yields 9.6% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score51
GradeC+
Brixfox Intelligence
51C+Moderate
Score Breakdown
ROI & Yield56%
Capital Growth54%
Risk Profile53%
Market Demand51%

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
+6.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-2.6%
-$40K in 5yr (-13%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.9%
$2,295/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
16 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
11.3 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$157/night
50% ($79)Brixfox estimate($157/night)200% ($315)
Occupancy
70%
10%Brixfox estimate(70%)100%

Short-Term Rental

Yearly income
$27,537
Airbnb data$157/night · 70% occupancy
Rental income
$157/night · 70% occ.
$40,113
Running costs (20%)
Utilities, cleaning, maintenance
-$8,023
Income tax (10%)
Indonesian rental income tax
-$4,011
Property tax
Annual property tax
-$543
Net income
8.9% ROI
$27,537

Long-Term Rental

Yearly income
$29,677
7 comps
Rental income
$4,353/mo
$41,793
Agency fee (10%)
Finder's fee per tenant
-$4,179
Vacancy (~8%)
1.5mo gap per tenancy
-$3,215
Income tax (10%)
Indonesian rental income tax
-$4,179
Property tax
Annual property tax
-$543
Net income
9.6% ROI
$29,677

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 23 years remaining.

$1.0M$771K$514K$257K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $310KPeak Capital Value: NowPaid 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 10: 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
$270K
-13%
18 years remaining
Rental Income
+$146K
Total Position
$416K
+34%
6.0%/yr
Year 10
Capital Value
$174K
-44%
13 years remaining
Rental Income
+$316K
Total Position
$489K
+58%
4.7%/yr
Year 15
Capital Value
$80K
-74%
8 years remaining
Rental Income
+$512K
Total Position
$593K
+91%
4.4%/yr
Year 20
Capital Value
$20K
-94%
3 years remaining
Rental Income
+$740K
Total Position
$760K
+145%
4.6%/yr

Location

Bali

Balangan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.9% annual return
Occupancy
Good
70% average occupancy
Nightly Rate
Good
$157 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
150 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
23 years remaining on lease

Top Highlights

High rental yield at 8.9% — outperforms most Bali villas
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Compact plot at 150 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

50% occ.
6.3%
$1,625/mo
60% occ.
7.6%
$1,960/mo
70% occ.
8.9%
$2,295/mo
current
80% occ.
10.2%
$2,630/mo

Lease Timeline

23 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 8 years while the property is still easy to sell.

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.