READY NOW 4 BEDROOM VILLA FOR SALE LEASEHOLD IN KABA KABA BE-1191

READY NOW 4 BEDROOM VILLA FOR SALE LEASEHOLD IN KABA KABA BE-1191

Bali, Bali

$364k

Price

8.1%

ROI

4

Bedrooms

62%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 400 m²
Build: 247 m²
Est. Revenue: $73k/yr
Avg Nightly Rate: $322

Investment Analysis

Nestled in the area of Kaba-Kaba, this villa is located just 10 minutes from Seseh Beach, Canggu Batu Bolong, and Nuanu International School. Additionally, it is a mere 500 meters from the new International School Steiner/Waldorf.The villa features four bedrooms, each with its own ensuite bathroom, and an additional guest toilet. Fully furnished with tropical designs and a fully equipped kitchen, the villa boasts high ceilings and large windows, creating a bright and airy atmosphere. Additionally, the villa includes a dedicated office space, a laundry room, and a pantry room.Outside, the villa’s amenities include a pool with sunbeds, a rooftop cabana lounge area, and a hanging chair, perfect for relaxing and enjoying the beautiful surroundings. This villa is an ideal investment opportunity and a perfect home for families.

Bali Exception
Bali / Kaba-Kaba

READY NOW 4 BEDROOM VILLA FOR SALE LEASEHOLD IN KABA KABA BE-1191

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

Grade C investment — short-term rental yields 13.9% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score41
GradeC
Brixfox Intelligence
41CModerate
Score Breakdown
ROI & Yield45%
Capital Growth43%
Risk Profile44%
Market Demand41%

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
+14.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.6%
+$11K in 5yr (+3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
13.9%
$4,221/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
7.2 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$322/night
50% ($161)Brixfox estimate($322/night)200% ($643)
Occupancy
62%
10%Brixfox estimate(62%)100%

Short-Term Rental

Yearly income
$50,651
Airbnb data$322/night · 62% occupancy
Rental income
$322/night · 62% occ.
$73,269
Running costs (20%)
Utilities, cleaning, maintenance
-$14,654
Income tax (10%)
Indonesian rental income tax
-$7,327
Property tax
Annual property tax
-$637
Net income
13.9% ROI
$50,651

Long-Term Rental

Yearly income
$15,825
31 comps
Rental income
$2,372/mo
$22,767
Agency fee (10%)
Finder's fee per tenant
-$2,277
Vacancy (~8%)
1.5mo gap per tenancy
-$1,751
Income tax (10%)
Indonesian rental income tax
-$2,277
Property tax
Annual property tax
-$637
Net income
4.3% ROI
$15,825

Short-term rental earns 3.2x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 29 years remaining.

$2.6M$2.0M$1.3M$658K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $364KPeak Capital Value: Yr 4 ($376K)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 7: 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
$375K
+3%
24 years remaining
Rental Income
+$269K
Total Position
$644K
+77%
12.1%/yr
Year 10
Capital Value
$345K
-5%
19 years remaining
Rental Income
+$581K
Total Position
$925K
+154%
9.8%/yr
Year 15
Capital Value
$232K
-36%
14 years remaining
Rental Income
+$942K
Total Position
$1.2M
+222%
8.1%/yr
Year 20
Capital Value
$114K
-69%
9 years remaining
Rental Income
+$1.4M
Total Position
$1.5M
+305%
7.2%/yr

Location

Bali

Kaba-Kaba, Approximate area

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Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
13.9% annual return
Occupancy
Good
62% average occupancy
Nightly Rate
Strong
$322 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Good
400 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
29 years remaining on lease

Top Highlights

High rental yield at 13.9% — outperforms most Bali villas
Premium nightly rate of $322 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
STR zoning not confirmed — verify before purchasing for short-term rental use

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

42% occ.
9.4%
$2,851/mo
52% occ.
11.7%
$3,536/mo
62% occ.
13.9%
$4,221/mo
current
72% occ.
16.2%
$4,906/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.