VILLA IN PEACEFUL KEDUNGU

VILLA IN PEACEFUL KEDUNGU

Bali, Bali

$114k

Price

10.3%

ROI

3

Bedrooms

37%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 70 m²
Build: 100 m²
Est. Revenue: $20k/yr
Avg Nightly Rate: $150

Investment Analysis

Nestled in the peaceful coastal area of Kedungu, this 3-bedroom home offers a perfect retreat from the hustle and bustle of Bali’s more crowded areas. Known for its black-sand beaches, lush rice fields, and tranquil atmosphere, Kedungu is a hidden gem close to the iconic Tanah Lot temple.

Propertia
Bali / Kedungu

VILLA IN PEACEFUL KEDUNGU

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

Grade C+ investment — short-term rental yields 12.1% net return annually.

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The Investment

Brixfox Score49
GradeC+
Brixfox Intelligence
49C+Moderate
Score Breakdown
ROI & Yield54%
Capital Growth51%
Risk Profile52%
Market Demand49%

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
+11.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.7%
-$4K in 5yr (-3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
12.1%
$1,154/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
8.2 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$150/night
50% ($75)Brixfox estimate($150/night)200% ($301)
Occupancy
37%
10%Brixfox estimate(37%)100%

Short-Term Rental

Yearly income
$13,849
Airbnb data$150/night · 37% occupancy
Rental income
$150/night · 37% occ.
$20,070
Running costs (20%)
Utilities, cleaning, maintenance
-$4,014
Income tax (10%)
Indonesian rental income tax
-$2,007
Property tax
Annual property tax
-$200
Net income
12.1% ROI
$13,849

Long-Term Rental

Yearly income
$7,197
12 comps
Rental income
$1,066/mo
$10,230
Agency fee (10%)
Finder's fee per tenant
-$1,023
Vacancy (~8%)
1.5mo gap per tenancy
-$787
Income tax (10%)
Indonesian rental income tax
-$1,023
Property tax
Annual property tax
-$200
Net income
6.3% ROI
$7,197

Short-term rental earns 1.9x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 25 years remaining.

$581K$436K$290K$145K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $114KPeak 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
$110K
-3%
20 years remaining
Rental Income
+$74K
Total Position
$184K
+61%
10.0%/yr
Year 10
Capital Value
$77K
-33%
15 years remaining
Rental Income
+$159K
Total Position
$236K
+106%
7.5%/yr
Year 15
Capital Value
$40K
-65%
10 years remaining
Rental Income
+$258K
Total Position
$297K
+160%
6.6%/yr
Year 20
Capital Value
$11K
-90%
5 years remaining
Rental Income
+$372K
Total Position
$384K
+236%
6.2%/yr

Location

Bali

Kedungu, Approximate area

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Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
12.1% annual return
Occupancy
Weak
37% average occupancy
Nightly Rate
Good
$150 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
70 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
25 years remaining on lease

Top Highlights

High rental yield at 12.1% — outperforms most Bali villas

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 37% — 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.
9.9%
$944/mo
40% occ.
13.3%
$1,264/mo
37% occ.
12.1%
$1,154/mo
current
47% occ.
15.5%
$1,474/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.