3 BEDROOM CLOSE TO THE LUXURY GOLD OF BALANGAN

3 BEDROOM CLOSE TO THE LUXURY GOLD OF BALANGAN

Bali, Bali

$242k

Price

6.6%

ROI

3

Bedrooms

40%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 250 m²
Build: 180 m²
Est. Revenue: $41k/yr
Avg Nightly Rate: $279

Investment Analysis

Finished, built in December 2024. Located in Balangan, Uluwatu, just minutes from the stunning Balangan Beach, 25 years lease with option to extend. Villa is close to Bali’s only luxury golf course. Land size is 250 sqm with a building size of 180 sqm on a single level. The villa includes a private pool, garden, and motorbike parking. The layout features three bedrooms, two bathrooms, an open-concept kitchen, living, and dining area. Fully furnished with high-quality materials, blending modern elegance with tropical and Balinese-inspired design.

Propertia
Bali / Balangan

3 BEDROOM CLOSE TO THE LUXURY GOLD OF BALANGAN

Inventory
3 Beds
Bathrooms
2 Baths
Built Area
180 m²
Land Plot
250 m²
Tenure
Lease 25yr
Yield Curve Status

Grade C+ investment — long-term rental yields 17.4% 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%

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
+11.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.7%
-$8K in 5yr (-3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
11.6%
$2,351/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
8.6 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$279/night
50% ($140)Brixfox estimate($279/night)200% ($559)
Occupancy
40%
10%Brixfox estimate(40%)100%

Short-Term Rental

Yearly income
$28,213
Airbnb data$279/night · 40% occupancy
Rental income
$279/night · 40% occ.
$40,910
Running costs (20%)
Utilities, cleaning, maintenance
-$8,182
Income tax (10%)
Indonesian rental income tax
-$4,091
Property tax
Annual property tax
-$424
Net income
11.6% ROI
$28,213

Long-Term Rental

Yearly income
$42,194
7 comps
Rental income
$6,140/mo
$58,940
Agency fee (10%)
Finder's fee per tenant
-$5,894
Vacancy (~8%)
1.5mo gap per tenancy
-$4,534
Income tax (10%)
Indonesian rental income tax
-$5,894
Property tax
Annual property tax
-$424
Net income
17.4% ROI
$42,194

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$242,222
BPHTB (freehold transfer tax)$12,111
Notary & registration$1,800
Legal / due diligence$2,422
Total acquisition costs$16,333
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$4,500
($0–$9,000)
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$40,700
All-in investment$303,755

Gross yield (asking)

16.9%

True gross yield (all-in)

13.5%

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 25 years remaining.

$1.2M$887K$591K$296K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $242KPeak 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 8: 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
$234K
-3%
20 years remaining
Rental Income
+$150K
Total Position
$384K
+58%
9.6%/yr
Year 10
Capital Value
$163K
-33%
15 years remaining
Rental Income
+$323K
Total Position
$486K
+101%
7.2%/yr
Year 15
Capital Value
$84K
-65%
10 years remaining
Rental Income
+$525K
Total Position
$609K
+151%
6.3%/yr
Year 20
Capital Value
$24K
-90%
5 years remaining
Rental Income
+$758K
Total Position
$782K
+223%
6.0%/yr

Location

Bali

Balangan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
11.6% annual return
Occupancy
Weak
40% average occupancy
Nightly Rate
Strong
$279 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Average
250 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
25 years remaining on lease

Top Highlights

High rental yield at 11.6% — outperforms most villas in this market
Premium nightly rate of $279 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates

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.
8.7%
$1,749/mo
40% occ.
11.6%
$2,343/mo
current
40% occ.
11.6%
$2,351/mo
current
50% occ.
14.6%
$2,946/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.