STUNNING MODERN TROPICAL VILLA IN PADONAN

STUNNING MODERN TROPICAL VILLA IN PADONAN

Bali, Bali

$179k

Price

8.3%

ROI

2

Bedrooms

54%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 235 m²
Build: 106 m²
Est. Revenue: $27k/yr
Avg Nightly Rate: $134

Investment Analysis

Discover this stunning modern tropical villa in the peaceful neighborhood of Padonan , just 10 minutes from Canggu’s vibrant cafés and entertainment and a 15-minute drive to Berawa Beach . Designed for both comfort and style, this single-level villa features 106 sqm of beautifully crafted living space on 2.35 Are of land . The closed living area seamlessly connects to a fully equipped kitchen , a sunken living, while two spacious bedrooms with ensuite bathrooms ensure privacy and relaxation. Step outside to your private swimming pool , perfect for enjoying Bali’s tropical climate.

Propertia
Bali / Padonan

STUNNING MODERN TROPICAL VILLA IN PADONAN

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

Grade C+ investment — short-term rental yields 10.2% net return annually.

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The Investment

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

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+7.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-2.6%
-$23K in 5yr (-13%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.2%
$1,520/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
14 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
9.8 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$134/night
50% ($67)Brixfox estimate($134/night)200% ($268)
Occupancy
54%
10%Brixfox estimate(54%)100%

Short-Term Rental

Yearly income
$18,244
Airbnb data$134/night · 54% occupancy
Rental income
$134/night · 54% occ.
$26,511
Running costs (20%)
Utilities, cleaning, maintenance
-$5,302
Income tax (10%)
Indonesian rental income tax
-$2,651
Property tax
Annual property tax
-$313
Net income
10.2% ROI
$18,244

Long-Term Rental

Yearly income
$15,750
50 comps
Rental income
$2,314/mo
$22,216
Agency fee (10%)
Finder's fee per tenant
-$2,222
Vacancy (~8%)
1.5mo gap per tenancy
-$1,709
Income tax (10%)
Indonesian rental income tax
-$2,222
Property tax
Annual property tax
-$313
Net income
8.8% ROI
$15,750

Short-term rental earns 1.2x more but requires active management.

True all-in investment

What the headline asking price actually costs once mandatory taxes, fees, renovation, and furnishing are added. Yields rebased onto this number — closer to what you'll really earn against what you'll really pay.

Asking price$179,012
BPHTB (freehold transfer tax)$8,951
Notary & registration$1,800
Legal / due diligence$1,790
Total acquisition costs$12,541
Renovation (~$175/m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		$18,550
($10,600–$26,500)
Furnishing & STR launch
2bd × $3,500 base + appliances, electronics, outdoor, licence, photography, linens.		$20,100
All-in investment$230,203

Gross yield (asking)

14.8%

True gross yield (all-in)

11.5%

Bali estimates assume freehold (Hak Milik) acquisition via PT PMA. Leasehold (Hak Sewa) deals have lower transfer costs (~1% vs 5% BPHTB). Renovation rates calibrated to Bali contractor pricing. Working capital not included.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 23 years remaining.

$681K$511K$340K$170K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $179KPeak 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 9: 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
$156K
-13%
18 years remaining
Rental Income
+$97K
Total Position
$253K
+41%
7.1%/yr
Year 10
Capital Value
$100K
-44%
13 years remaining
Rental Income
+$209K
Total Position
$309K
+73%
5.6%/yr
Year 15
Capital Value
$46K
-74%
8 years remaining
Rental Income
+$339K
Total Position
$386K
+116%
5.3%/yr
Year 20
Capital Value
$12K
-94%
3 years remaining
Rental Income
+$490K
Total Position
$502K
+180%
5.3%/yr

Location

Bali

Padonan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
10.2% annual return
Occupancy
Average
54% average occupancy
Nightly Rate
Good
$134 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Average
235 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
23 years remaining on lease

Top Highlights

High rental yield at 10.2% — outperforms most villas in this market

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 54% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

34% occ.
6.4%
$951/mo
44% occ.
8.3%
$1,235/mo
54% occ.
10.2%
$1,520/mo
current
64% occ.
12.1%
$1,805/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.