Charming traditional style three bedroom leasehold villa in central Drupadi area

Charming traditional style three bedroom leasehold villa in central Drupadi area

Seminyak, Bali

$545k

Price

4.5%

ROI

52%

Occupancy

Ownership: Freehold
Build: 220 m²
Est. Revenue: $36k/yr
Avg Nightly Rate: $188

Investment Analysis

This charming traditional-style three-bedroom leasehold villa is ideally located in the highly sought-after Drupadi area, right in the heart of Seminyak

Kibarer Property
Seminyak / Seminyak

Charming traditional style three bedroom leasehold villa in central Drupadi area

Inventory
0 Beds
Bathrooms
0 Baths
Built Area
220 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 4.5% net return annually.

Go to Source via Kibarer Property

The Investment

Brixfox Score73
GradeB+
Brixfox Intelligence
73B+Strong
Score Breakdown
ROI & Yield80%
Capital Growth77%
Risk Profile74%
Market Demand73%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+13.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+9.4%
+$256K in 5yr (+47%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.5%
$2,024/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
22.5 yr
Rental only

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

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Nightly Rate (ADR)
$188/night
50% ($94)Brixfox estimate($188/night)200% ($377)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Yearly income
$24,290
Airbnb data$188/night · 52% occupancy
Rental income
$188/night · 52% occ.
$36,063
Running costs (20%)
Utilities, cleaning, maintenance
-$7,213
Income tax (10%)
Indonesian rental income tax
-$3,606
Property tax
Annual property tax
-$954
Net income
4.5% ROI
$24,290

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

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$545,425
BPHTB (freehold transfer tax)$27,271
Notary & registration$1,800
Legal / due diligence$5,454
Total acquisition costs$34,525
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$5,500
($0–$11,000)
Furnishing & STR launch
0bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$28,500
All-in investment$613,950

Gross yield (asking)

6.6%

True gross yield (all-in)

5.9%

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

Freehold — 8%/yr appreciation in Seminyak.

$7.6M$5.7M$3.8M$1.9M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $545K
Capital appreciation
Property value growing at +8%/yr based on Seminyak market trends.
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 18: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$801K
+47%
Rental Income
+$129K
Total Position
$930K
+71%
11.3%/yr
Year 10
Capital Value
$1.2M
+116%
Rental Income
+$278K
Total Position
$1.5M
+167%
10.3%/yr
Year 20
Capital Value
$2.5M
+366%
Rental Income
+$653K
Total Position
$3.2M
+486%
9.2%/yr
Year 30
Capital Value
$5.5M
+906%
Rental Income
+$1.2M
Total Position
$6.6M
+1118%
8.7%/yr

Location

Seminyak

Seminyak, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Average
4.5% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Good
$188 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Prime location in Seminyak — high tourist traffic
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Yield of 4.5% is near the market average — model your cashflow carefully
Occupancy at 52% — 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

32% occ.
2.7%
$1,222/mo
42% occ.
3.6%
$1,623/mo
52% occ.
4.5%
$2,024/mo
current
62% occ.
5.3%
$2,425/mo

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.