OFFPLAN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN CEMAGI BE-1922

OFFPLAN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN CEMAGI BE-1922

Bali, Bali

$230k

Price

4.5%

ROI

2

Bedrooms

40%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 150 m²
Build: 130 m²
Est. Revenue: $17k/yr
Avg Nightly Rate: $118

Investment Analysis

Located in a fully developed neighborhood in Cemagi, this up-and-coming area in Bali features fast-developing infrastructure, including a new sports club and wellness center, and Organic supermarket. is just five minutes from the beach. Surrounded by serene natural beauty and picturesque rice fields, it also offers easy access to markets, restaurants, cafes, and the newly opened Luna Beach Club.

Bali Exception
Bali / Cemagi

OFFPLAN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN CEMAGI BE-1922

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
130 m²
Land Plot
150 m²
Tenure
Lease 29yr
Yield Curve Status

Grade C+ investment — long-term rental yields 13.7% 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
+5.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.6%
+$7K in 5yr (+3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.0%
$959/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
27 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
20.0 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$118/night
50% ($59)Brixfox estimate($118/night)200% ($236)
Occupancy
40%
10%Brixfox estimate(40%)100%

Short-Term Rental

Yearly income
$11,505
Airbnb data$118/night · 40% occupancy
Rental income
$118/night · 40% occ.
$17,011
Running costs (20%)
Utilities, cleaning, maintenance
-$3,402
Income tax (10%)
Indonesian rental income tax
-$1,701
Property tax
Annual property tax
-$403
Net income
5.0% ROI
$11,505

Long-Term Rental

Yearly income
$31,481
47 comps
Rental income
$4,593/mo
$44,095
Agency fee (10%)
Finder's fee per tenant
-$4,409
Vacancy (~8%)
1.5mo gap per tenancy
-$3,392
Income tax (10%)
Indonesian rental income tax
-$4,409
Property tax
Annual property tax
-$403
Net income
13.7% ROI
$31,481

Long-term rental earns more with lower risk and less effort.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 29 years remaining.

$598K$449K$299K$150K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $230KPeak Capital Value: Yr 4 ($238K)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 16: 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
$237K
+3%
24 years remaining
Rental Income
+$61K
Total Position
$298K
+29%
5.3%/yr
Year 10
Capital Value
$218K
-5%
19 years remaining
Rental Income
+$132K
Total Position
$350K
+52%
4.3%/yr
Year 15
Capital Value
$146K
-36%
14 years remaining
Rental Income
+$214K
Total Position
$360K
+57%
3.0%/yr
Year 20
Capital Value
$72K
-69%
9 years remaining
Rental Income
+$309K
Total Position
$381K
+66%
2.6%/yr

Location

Bali

Cemagi, Approximate area

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Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.0% annual return
Occupancy
Weak
40% average occupancy
Nightly Rate
Average
$118 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
150 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
29 years remaining on lease

Top Highlights

Stunning visuals with 8/10 instagrammability — commands premium nightly rates
29+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 40% — 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

30% occ.
3.8%
$720/mo
40% occ.
5.1%
$971/mo
current
40% occ.
5.0%
$959/mo
current
50% occ.
6.3%
$1,210/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.