LUXURIOUS CONTEMPORARY GEOMETRY WITH TROPICAL DESIGNED BY A FAMOUS ITALIAN ARCHITECT 4 BEDROOM VILLA FOR SALE LEASEHOLD IN SANUR BE-1829

LUXURIOUS CONTEMPORARY GEOMETRY WITH TROPICAL DESIGNED BY A FAMOUS ITALIAN ARCHITECT 4 BEDROOM VILLA FOR SALE LEASEHOLD IN SANUR BE-1829

Bali, Bali

$1.7M

Price

1.2%

ROI

4

Bedrooms

40%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 1150 m²
Build: 825 m²
Est. Revenue: $64k/yr
Avg Nightly Rate: $442

Investment Analysis

This stunning brand-new luxury family home is located in a quiet residential area of Sanur, just a 5-minute ride from the beach and surrounded by excellent restaurants and shops. Designed by a renowned Italian architect, the property seamlessly combines contemporary geometry with tropical architecture, creating a harmonious living environment. Spanning a generous 1150 m² plot with 825 m² of living space, the two-level home features four spacious bedrooms, including a master suite with a walk-in wardrobe, a luxurious bathroom, and a 50 m² terrace. The additional double bedrooms each come with private bathrooms and walk-in wardrobes, while a guest room with an ensuite adds further comfort. The ground floor is designed for both relaxation and entertainment, featuring a 60 m² pool with a deck and pool toilet, a 30 m² cinema room, and ample terraces for socializing. The home also includes a garden, home office, pantry, spa, laundry room, staff quarters, and private parking for five cars with electric gates. Imported high-end finishes, such as aluminum doors, a Bose sound system, premium appliances, and retractable glazing in the main living area, enhance its modern appeal. Equipped with smart lighting, cloud-based CCTV, and a sophisticated design that adheres to Indonesian regulations, the home offers sustainability and security. Every detail, from flood protection and ventilation to privacy features, has been meticulously planned to ensure comfort and safety, making this property the epitome of luxurious family living.

Bali Exception
Bali / Sanur
Long Lease

LUXURIOUS CONTEMPORARY GEOMETRY WITH TROPICAL DESIGNED BY A FAMOUS ITALIAN ARCHITECT 4 BEDROOM VILLA FOR SALE LEASEHOLD IN SANUR BE-1829

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
825 m²
Land Plot
1150 m²
Tenure
Lease 35yr
Yield Curve Status

Grade C+ investment — long-term rental yields 3.9% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score53
GradeC+
Brixfox Intelligence
53C+Moderate
Score Breakdown
ROI & Yield58%
Capital Growth56%
Risk Profile55%
Market Demand53%

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
+3.2%
+$270K in 5yr (+16%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.5%
$3,475/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
30+ yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
40.6 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$442/night
50% ($221)Brixfox estimate($442/night)200% ($885)
Occupancy
40%
10%Brixfox estimate(40%)100%

Short-Term Rental

Yearly income
$41,706
Airbnb data$442/night · 40% occupancy
Rental income
$442/night · 40% occ.
$63,817
Running costs (20%)
Utilities, cleaning, maintenance
-$12,763
Income tax (10%)
Indonesian rental income tax
-$6,382
Property tax
Annual property tax
-$2,966
Net income
2.5% ROI
$41,706

Long-Term Rental

Yearly income
$65,463
28 comps
Rental income
$9,858/mo
$94,637
Agency fee (10%)
Finder's fee per tenant
-$9,464
Vacancy (~8%)
1.5mo gap per tenancy
-$7,280
Income tax (10%)
Indonesian rental income tax
-$9,464
Property tax
Annual property tax
-$2,966
Net income
3.9% ROI
$65,463

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 35 years remaining.

$3.2M$2.4M$1.6M$792K$0Yr 0Yr 10Yr 20Yr 30Purchase PriceIlliquid zoneUnsellableToday: $1.7MPeak Capital Value: Yr 10 ($2.1M)Paid back
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 27: 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
$2.0M
+16%
30 years remaining
Rental Income
+$221K
Total Position
$2.2M
+29%
5.2%/yr
Year 10Peak
Capital Value
$2.1M
+21%
25 years remaining
Rental Income
+$478K
Total Position
$2.5M
+49%
4.1%/yr
Year 15
Capital Value
$2.0M
+17%
20 years remaining
Rental Income
+$776K
Total Position
$2.8M
+63%
3.3%/yr
Year 20
Capital Value
$1.4M
-19%
15 years remaining
Rental Income
+$1.1M
Total Position
$2.5M
+47%
2.0%/yr

Location

Bali

Sanur, Approximate area

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Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Good
Popular area with steady demand
Rental Yield
Weak
2.5% annual return
Occupancy
Weak
40% average occupancy
Nightly Rate
Strong
$442 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
1150 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
35 years remaining on lease

Top Highlights

Premium nightly rate of $442 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 1150 m² land — room for expansion or amenities

Watch Out

Yield of 2.5% is below the market average — model your cashflow carefully
Occupancy at 40% — factor in seasonal gaps

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.
1.8%
$2,578/mo
40% occ.
2.5%
$3,520/mo
current
40% occ.
2.5%
$3,475/mo
current
50% occ.
3.1%
$4,417/mo

Lease Timeline

35 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.