WALKING DISTANCE TO THE BEACH 3 BEDROOM VILLA FOR SALE LEASEHOLD IN NYANG-NYANG BE-2197

WALKING DISTANCE TO THE BEACH 3 BEDROOM VILLA FOR SALE LEASEHOLD IN NYANG-NYANG BE-2197

Bali, Bali

$238k

Price

17.0%

ROI

3

Bedrooms

44%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 150 m²
Build: 140 m²
Est. Revenue: $66k/yr
Avg Nightly Rate: $414

Investment Analysis

Located walking distance to the iconic Nyang-Nyang beach, this villa offers the perfect blend of tranquility and accessibility. You’ll be minutes away to several trendy beach clubs, restaurants, and wellness spots. The neighborhood is serene and well-connected, making it ideal for both living and rental investment.Step inside to a warm and inviting interior with earthy tones, natural textures, and wooden elements creating a cozy and tropical ambiance. The open-plan living room flows seamlessly into the kitchen and dining area, framed by large glass doors that let in plenty of natural light and connect the indoors to the outdoors. The outdoor space features a lush garden and a private plunge pool surrounded by greenery, offering ultimate privacy and a serene atmosphere. Stone walls and subtle landscaping enhance the villa’s clean and timeless charm. Whether you're lounging by the pool or entertaining guests, this space is designed to relax and impress. A perfect blend of style, location, and comfort—this villa is ready for you to move in or start generating rental income right away.

Bali Exception
Bali / Uluwatu - Nyang-Nyang

WALKING DISTANCE TO THE BEACH 3 BEDROOM VILLA FOR SALE LEASEHOLD IN NYANG-NYANG BE-2197

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

Grade B investment — short-term rental yields 19.2% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score64
GradeB
Brixfox Intelligence
64BStrong
Score Breakdown
ROI & Yield70%
Capital Growth67%
Risk Profile66%
Market Demand64%

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
+16.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-2.6%
-$31K in 5yr (-13%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
19.2%
$3,812/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
6 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
5.2 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$414/night
50% ($207)Brixfox estimate($414/night)200% ($829)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Yearly income
$45,741
Airbnb data$414/night · 44% occupancy
Rental income
$414/night · 44% occ.
$65,940
Running costs (20%)
Utilities, cleaning, maintenance
-$13,188
Income tax (10%)
Indonesian rental income tax
-$6,594
Property tax
Annual property tax
-$417
Net income
19.2% ROI
$45,741

Long-Term Rental

Yearly income
$28,887
5 comps
Rental income
$4,222/mo
$40,527
Agency fee (10%)
Finder's fee per tenant
-$4,053
Vacancy (~8%)
1.5mo gap per tenancy
-$3,117
Income tax (10%)
Indonesian rental income tax
-$4,053
Property tax
Annual property tax
-$417
Net income
12.1% ROI
$28,887

Short-term rental earns 1.6x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 23 years remaining.

$1.7M$1.3M$854K$427K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $238KPeak 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 5: 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
$207K
-13%
18 years remaining
Rental Income
+$243K
Total Position
$450K
+89%
13.6%/yr
Year 10
Capital Value
$133K
-44%
13 years remaining
Rental Income
+$524K
Total Position
$658K
+176%
10.7%/yr
Year 15
Capital Value
$62K
-74%
8 years remaining
Rental Income
+$851K
Total Position
$913K
+283%
9.4%/yr
Year 20
Capital Value
$15K
-94%
3 years remaining
Rental Income
+$1.2M
Total Position
$1.2M
+422%
8.6%/yr

Location

Bali

Uluwatu - Nyang-Nyang, 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
Strong
19.2% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Strong
$414 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

Prime location in Uluwatu - Nyang-Nyang — high tourist traffic
High rental yield at 19.2% — outperforms most Bali villas
Premium nightly rate of $414 — positioned in the top tier

Watch Out

Occupancy at 44% — factor in seasonal gaps
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

30% occ.
13.2%
$2,611/mo
40% occ.
17.6%
$3,493/mo
44% occ.
19.2%
$3,812/mo
current
54% occ.
23.6%
$4,694/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.