STUNNING 4 BEDROOM FAMILY HOME IN MUNGGU

STUNNING 4 BEDROOM FAMILY HOME IN MUNGGU

Bali, Bali

$1.0M

Price

3.5%

ROI

4

Bedrooms

55%

Occupancy

4 Bathrooms
Ownership: freehold
Land: 1130 m²
Build: 596 m²
Est. Revenue: $82k/yr
Avg Nightly Rate: $409

Investment Analysis

This beautiful 4-bedroom villa is set in the best area of Munggu , just 5 minutes from Seseh Beach and close to Pererenan’s cafés and restaurants. Surrounded by lush rice fields, it offers the perfect balance of tranquillity and convenience. Built on 11.3 Are of land, the property consists of two separate buildings. The main house features three spacious bedrooms, each with an en-suite bathroom, while the primary bedroom overlooks stunning rice field views. A large enclosed living area and a fully equipped kitchen create a comfortable and stylish living space. The second building serves as a private guest pavilion with one bedroom, a living room, a kitchen, and a bathroom, ideal for hosting guests or extended family. The villa boasts a huge tropical garden and a massive swimming pool, offering a level of space and privacy rarely found in Bali. A bamboo bale provides the perfect setting for yoga, dining, or an open-air lounge. There is also parking for two cars and six motorbikes, along with staff and storage room. This villa also includes an expansive 5 Are leasehold land, providing ample space for future development or lush landscaped gardens. With breathtaking rice field sunset views, this home is a perfect blend of luxury and authentic Bali living. Whether you’re looking for a dream home or a smart investment, this is an opportunity not to be missed. Contact PROPERTIA now to arrange a viewing!

Propertia
Bali / Munggu

STUNNING 4 BEDROOM FAMILY HOME IN MUNGGU

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
596 m²
Land Plot
1130 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — long-term rental yields 7.2% net return annually.

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The Investment

Brixfox Score56
GradeB
Brixfox Intelligence
56BStrong
Score Breakdown
ROI & Yield62%
Capital Growth59%
Risk Profile58%
Market Demand56%

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
+9.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$219K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.5%
$4,632/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
18.2 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$409/night
50% ($204)Brixfox estimate($409/night)200% ($817)
Occupancy
55%
10%Brixfox estimate(55%)100%

Short-Term Rental

Yearly income
$55,581
Airbnb data$409/night · 55% occupancy
Rental income
$409/night · 55% occ.
$81,932
Running costs (20%)
Utilities, cleaning, maintenance
-$16,386
Income tax (10%)
Indonesian rental income tax
-$8,193
Property tax
Annual property tax
-$1,772
Net income
5.5% ROI
$55,581

Long-Term Rental

Yearly income
$72,512
50 comps
Rental income
$10,701/mo
$102,733
Agency fee (10%)
Finder's fee per tenant
-$10,273
Vacancy (~8%)
1.5mo gap per tenancy
-$7,903
Income tax (10%)
Indonesian rental income tax
-$10,273
Property tax
Annual property tax
-$1,772
Net income
7.2% ROI
$72,512

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$1,012,346
BPHTB (freehold transfer tax)$50,617
Notary & registration$1,800
Legal / due diligence$10,123
Total acquisition costs$62,540
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$14,900
($0–$29,800)
Furnishing & STR launch
4bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$50,100
All-in investment$1,139,886

Gross yield (asking)

8.1%

True gross yield (all-in)

7.2%

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 — 4%/yr appreciation in Bali.

$6.8M$5.1M$3.4M$1.7M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.0M
Capital appreciation
Property value growing at +4%/yr based on Bali 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 15: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.2M
+22%
Rental Income
+$295K
Total Position
$1.5M
+51%
8.6%/yr
Year 10
Capital Value
$1.5M
+48%
Rental Income
+$637K
Total Position
$2.1M
+111%
7.8%/yr
Year 20
Capital Value
$2.2M
+119%
Rental Income
+$1.5M
Total Position
$3.7M
+267%
6.7%/yr
Year 30
Capital Value
$3.3M
+224%
Rental Income
+$2.6M
Total Position
$5.9M
+486%
6.1%/yr

Location

Bali

Munggu, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.5% annual return
Occupancy
Average
55% average occupancy
Nightly Rate
Strong
$409 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
1130 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $409 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 1130 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 55% — 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

35% occ.
3.4%
$2,892/mo
45% occ.
4.5%
$3,762/mo
55% occ.
5.5%
$4,632/mo
current
65% occ.
6.5%
$5,501/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.