OFFPLAN RICEFIELD VIEW 2 BEDROOM VILLA FOR SALE LEASEHOLD IN MUNGGU BE-2523

OFFPLAN RICEFIELD VIEW 2 BEDROOM VILLA FOR SALE LEASEHOLD IN MUNGGU BE-2523

Bali, Bali

$275k

Price

5.0%

ROI

2

Bedrooms

54%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 190 m²
Build: 150 m²
Est. Revenue: $30k/yr
Avg Nightly Rate: $153

Investment Analysis

Located in Munggu, this 2 bedrooms villa welcomes you into a peaceful and elegant atmosphere from the moment you step inside. The interior features sleek clean lines and designer furniture, with a modern-contemporary style and a monochrome palette. Natural light pours in through expansive floor-to-ceiling glass doors, blurring the line between inside and out. The open-plan living and kitchen area is functional and fully equipped, featuring a central island perfect for cooking and socializing, a dining table at the heart of the space, and a comfortable lounge area for relaxing. Both bedrooms are located upstairs. The master bedroom offers stunning rice field views not only from the bathtub and shower but also directly from the bed, creating a truly immersive experience. The guest bedroom includes a balcony and a spacious dressing room. Outside, the villa features a private swimming pool surrounded by a deck, providing a sleek and low-maintenance outdoor space. A large glass window offers beautiful views over the lush rice fields beyond. The villa also includes a dedicated parking space for your car. This villa perfectly balances modern comfort and tropical serenity, making it ideal for both investment and personal living.

Bali Exception
Bali / North-Canggu - Munggu

OFFPLAN RICEFIELD VIEW 2 BEDROOM VILLA FOR SALE LEASEHOLD IN MUNGGU BE-2523

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
150 m²
Land Plot
190 m²
Tenure
Lease 25yr
Yield Curve Status

Grade C+ investment — short-term rental yields 7.5% 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
+6.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.7%
-$9K in 5yr (-3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.5%
$1,725/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
19 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
13.3 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$153/night
50% ($76)Brixfox estimate($153/night)200% ($306)
Occupancy
54%
10%Brixfox estimate(54%)100%

Short-Term Rental

Yearly income
$20,706
Airbnb data$153/night · 54% occupancy
Rental income
$153/night · 54% occ.
$30,267
Running costs (20%)
Utilities, cleaning, maintenance
-$6,053
Income tax (10%)
Indonesian rental income tax
-$3,027
Property tax
Annual property tax
-$481
Net income
7.5% ROI
$20,706

Long-Term Rental

Yearly income
$17,259
50 comps
Rental income
$2,556/mo
$24,534
Agency fee (10%)
Finder's fee per tenant
-$2,453
Vacancy (~8%)
1.5mo gap per tenancy
-$1,887
Income tax (10%)
Indonesian rental income tax
-$2,453
Property tax
Annual property tax
-$481
Net income
6.3% ROI
$17,259

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 25 years remaining.

$868K$651K$434K$217K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $275KPeak 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 12: 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
$266K
-3%
20 years remaining
Rental Income
+$110K
Total Position
$376K
+37%
6.4%/yr
Year 10
Capital Value
$185K
-33%
15 years remaining
Rental Income
+$237K
Total Position
$422K
+54%
4.4%/yr
Year 15
Capital Value
$95K
-65%
10 years remaining
Rental Income
+$385K
Total Position
$480K
+75%
3.8%/yr
Year 20
Capital Value
$28K
-90%
5 years remaining
Rental Income
+$556K
Total Position
$584K
+112%
3.8%/yr

Location

Bali

North-Canggu - Munggu, 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
7.5% annual return
Occupancy
Average
54% average occupancy
Nightly Rate
Good
$153 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
190 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
25 years remaining on lease

Top Highlights

Prime location in North-Canggu - Munggu — high tourist traffic
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Occupancy at 54% — factor in seasonal gaps
Compact plot at 190 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

34% occ.
4.7%
$1,075/mo
44% occ.
6.1%
$1,400/mo
54% occ.
7.5%
$1,725/mo
current
64% occ.
8.9%
$2,051/mo

Lease Timeline

25 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.