BEACHFRONT 4 BEDROOM VILLA FOR SALE LEASEHOLD IN BINGIN BE-890

BEACHFRONT 4 BEDROOM VILLA FOR SALE LEASEHOLD IN BINGIN BE-890

Bali, Bali

$1.2M

Price

4.7%

ROI

4

Bedrooms

46%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 500 m²
Build: 645 m²
Est. Revenue: $98k/yr
Avg Nightly Rate: $587

Investment Analysis

Introducing an exquisite four-bedroom villa with a beautiful design that captures the essence of luxury and comfort. This stunning residence is situated in close proximity to the beach and offers an incredible view of the surrounding nature, creating a tranquil and peaceful atmosphere.As you step into this villa, you’ll be welcomed by a grand entrance hall with high ceilings, lavish interiors and beautifully designed lighting, creating a warm and welcoming ambiance. The open-plan living area boasts an elegant decor with comfortable seating, perfect for socializing with family and friends. The gourmet kitchen is fully equipped with modern appliances, making it a chef’s dream, and perfect for preparing delicious meals to be enjoyed in the spacious dining area.The villa has four beautifully appointed bedrooms, each with its own ensuite bathroom, and designed to offer the utmost privacy and comfort to its guests. The master bedroom is a sanctuary of relaxation and tranquility, featuring a luxurious king-sized bed, a private balcony with stunning views of the surrounding nature.In addition to the luxurious living spaces, the villa also features a state-of-the-art cinema room, complete with plush seating, surround sound and a large screen, making it the perfect space for movie nights and entertaining.The outdoor spaces of the villa are equally stunning, with a beautiful infinity pool that overlooks the manicured gardens, making it the perfect place to unwind and soak up the sun. The villa also has an outdoor dining area, comfortable seating, perfect for al fresco dining and entertaining guests.This four-bedroom villa with its beautiful design, proximity to the beach, stunning views towards the natural environment, and luxurious amenities is the perfect getaway for those seeking the ultimate in relaxation and comfort.

Bali Exception
Bali / Bingin - Uluwatu
Commercial Zone

BEACHFRONT 4 BEDROOM VILLA FOR SALE LEASEHOLD IN BINGIN BE-890

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
645 m²
Land Plot
500 m²
Tenure
Lease 29yr
Yield Curve Status

Grade C+ investment — short-term rental yields 5.4% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score46
GradeC+
Brixfox Intelligence
46C+Moderate
Score Breakdown
ROI & Yield51%
Capital Growth48%
Risk Profile49%
Market Demand46%

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
+6.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.6%
+$36K in 5yr (+3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.4%
$5,563/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
25 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
18.5 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$587/night
50% ($294)Brixfox estimate($587/night)200% ($1174)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$66,750
Airbnb data$587/night · 46% occupancy
Rental income
$587/night · 46% occ.
$98,444
Running costs (20%)
Utilities, cleaning, maintenance
-$19,689
Income tax (10%)
Indonesian rental income tax
-$9,844
Property tax
Annual property tax
-$2,160
Net income
5.4% ROI
$66,750

Long-Term Rental

Yearly income
$32,888
7 comps
Rental income
$5,049/mo
$48,471
Agency fee (10%)
Finder's fee per tenant
-$4,847
Vacancy (~8%)
1.5mo gap per tenancy
-$3,729
Income tax (10%)
Indonesian rental income tax
-$4,847
Property tax
Annual property tax
-$2,160
Net income
2.7% ROI
$32,888

Short-term rental earns 2.0x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 29 years remaining.

$3.5M$2.6M$1.7M$868K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $1.2MPeak Capital Value: Yr 4 ($1.3M)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 15: 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
$1.3M
+3%
24 years remaining
Rental Income
+$354K
Total Position
$1.6M
+32%
5.6%/yr
Year 10
Capital Value
$1.2M
-5%
19 years remaining
Rental Income
+$765K
Total Position
$1.9M
+57%
4.6%/yr
Year 15
Capital Value
$785K
-36%
14 years remaining
Rental Income
+$1.2M
Total Position
$2.0M
+64%
3.4%/yr
Year 20
Capital Value
$387K
-69%
9 years remaining
Rental Income
+$1.8M
Total Position
$2.2M
+77%
2.9%/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
Good
5.4% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Strong
$587 per night
Visual Appeal
Strong
10/10 instagrammability
Size & Space
Good
500 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
29 years remaining on lease

Top Highlights

Prime location in Bingin - Uluwatu — high tourist traffic
Premium nightly rate of $587 — positioned in the top tier
Stunning visuals with 10/10 instagrammability — commands premium nightly rates

Watch Out

Occupancy at 46% — 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.
3.5%
$3,571/mo
40% occ.
4.7%
$4,821/mo
46% occ.
5.4%
$5,563/mo
current
56% occ.
6.6%
$6,813/mo

Lease Timeline

29 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.