COASTAL VILLA STEPS FROM CEMAGI BEACH

COASTAL VILLA STEPS FROM CEMAGI BEACH

Bali, Bali

$278k

Price

7.6%

ROI

2

Bedrooms

52%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 165 m²
Build: 200 m²
Est. Revenue: $29k/yr
Avg Nightly Rate: $153

Investment Analysis

Discover the ultimate blend of tranquility and convenience with these exquisite villas, perfectly situated just 100 meters from the serene shores of Cemagi Beach. Wake up to stunning rice field views and enjoy the best of both worlds with easy access to Bali’s vibrant Canggu lifestyle, only a 15-minute drive away.

Propertia
Bali / Cemagi
Commercial Zone

COASTAL VILLA STEPS FROM CEMAGI BEACH

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

Grade C+ investment — long-term rental yields 8.4% net return annually.

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The Investment

Brixfox Score54
GradeC+
Brixfox Intelligence
54C+Moderate
Score Breakdown
ROI & Yield59%
Capital Growth57%
Risk Profile56%
Market Demand54%

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
+6.5%
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
7.2%
$1,664/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
20 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
13.9 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$153/night
50% ($77)Brixfox estimate($153/night)200% ($307)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Yearly income
$19,973
Airbnb data$153/night · 52% occupancy
Rental income
$153/night · 52% occ.
$29,228
Running costs (20%)
Utilities, cleaning, maintenance
-$5,846
Income tax (10%)
Indonesian rental income tax
-$2,923
Property tax
Annual property tax
-$486
Net income
7.2% ROI
$19,973

Long-Term Rental

Yearly income
$23,217
36 comps
Rental income
$3,415/mo
$32,782
Agency fee (10%)
Finder's fee per tenant
-$3,278
Vacancy (~8%)
1.5mo gap per tenancy
-$2,522
Income tax (10%)
Indonesian rental income tax
-$3,278
Property tax
Annual property tax
-$486
Net income
8.4% ROI
$23,217

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

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$277,778
BPHTB (freehold transfer tax)$13,889
Notary & registration$1,800
Legal / due diligence$2,778
Total acquisition costs$18,467
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$5,000
($0–$10,000)
Furnishing & STR launch
2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$35,700
All-in investment$336,945

Gross yield (asking)

10.5%

True gross yield (all-in)

8.7%

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 25 years remaining.

$837K$628K$419K$209K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $278KPeak 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
$268K
-3%
20 years remaining
Rental Income
+$106K
Total Position
$374K
+35%
6.2%/yr
Year 10
Capital Value
$187K
-33%
15 years remaining
Rental Income
+$229K
Total Position
$416K
+50%
4.1%/yr
Year 15
Capital Value
$96K
-65%
10 years remaining
Rental Income
+$371K
Total Position
$468K
+68%
3.5%/yr
Year 20
Capital Value
$28K
-90%
5 years remaining
Rental Income
+$537K
Total Position
$565K
+103%
3.6%/yr

Location

Bali

Cemagi, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.2% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Good
$153 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
165 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Good
25 years remaining on lease

Top Highlights

Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Commercial Zone verified — fully licensed for short-term rentals

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 52% — 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

32% occ.
4.4%
$1,011/mo
42% occ.
5.8%
$1,338/mo
52% occ.
7.2%
$1,664/mo
current
62% occ.
8.6%
$1,991/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.