READY NOW 4 BEDROOM VILLA FOR SALE LEASEHOLD IN KABA KABA BE-1417

READY NOW 4 BEDROOM VILLA FOR SALE LEASEHOLD IN KABA KABA BE-1417

Bali, Bali

$650k

Price

4.4%

ROI

4

Bedrooms

62%

Occupancy

5 Bathrooms
Ownership: leasehold
Land: 975 m²
Build: 305 m²
Est. Revenue: $94k/yr
Avg Nightly Rate: $417

Investment Analysis

Nestled in the tranquil area of Kaba Kaba, this stunning villa offers a serene escape with easy access to the vibrant attractions of Canggu. Spanning 975 sqm, this fully furnished villa beautifully combines traditional charm with modern comforts, creating an authentic yet luxurious tropical retreat. Traditional elements like high ceilings, open layouts, warm wooden finishes, and natural materials blend seamlessly with sleek furnishings and modern appliances, including a fully equipped kitchen perfect for relaxing or entertaining. Outside, a generous 49 sqm pool awaits, complemented by a stylish lounge area where you can unwind and soak up the tropical ambiance. This property is a perfect choice for those looking to invest or settle into a luxury lifestyle in Bali, with a blend of comfort, style, and a prime serene location.

Bali Exception
Bali / Kaba-Kaba

READY NOW 4 BEDROOM VILLA FOR SALE LEASEHOLD IN KABA KABA BE-1417

Inventory
4 Beds
Bathrooms
5 Baths
Built Area
305 m²
Land Plot
975 m²
Tenure
Lease 28yr
Yield Curve Status

Grade B+ investment — short-term rental yields 9.9% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score66
GradeB+
Brixfox Intelligence
66B+Strong
Score Breakdown
ROI & Yield73%
Capital Growth69%
Risk Profile68%
Market Demand66%

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
+10.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.3%
+$9K in 5yr (+1%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.9%
$5,381/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
10.1 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$417/night
50% ($208)Brixfox estimate($417/night)200% ($834)
Occupancy
62%
10%Brixfox estimate(62%)100%

Short-Term Rental

Yearly income
$64,577
Airbnb data$417/night · 62% occupancy
Rental income
$417/night · 62% occ.
$93,878
Running costs (20%)
Utilities, cleaning, maintenance
-$18,776
Income tax (10%)
Indonesian rental income tax
-$9,388
Property tax
Annual property tax
-$1,138
Net income
9.9% ROI
$64,577

Long-Term Rental

Yearly income
$20,636
21 comps
Rental income
$3,137/mo
$30,113
Agency fee (10%)
Finder's fee per tenant
-$3,011
Vacancy (~8%)
1.5mo gap per tenancy
-$2,316
Income tax (10%)
Indonesian rental income tax
-$3,011
Property tax
Annual property tax
-$1,138
Net income
3.2% ROI
$20,636

Short-term rental earns 3.1x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 28 years remaining.

$3.2M$2.4M$1.6M$797K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $650KPeak Capital Value: Yr 3 ($666K)Paid 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 9: 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
$659K
+1%
23 years remaining
Rental Income
+$343K
Total Position
$1.0M
+54%
9.0%/yr
Year 10
Capital Value
$573K
-12%
18 years remaining
Rental Income
+$740K
Total Position
$1.3M
+102%
7.3%/yr
Year 15
Capital Value
$369K
-43%
13 years remaining
Rental Income
+$1.2M
Total Position
$1.6M
+142%
6.1%/yr
Year 20
Capital Value
$171K
-74%
8 years remaining
Rental Income
+$1.7M
Total Position
$1.9M
+193%
5.5%/yr

Location

Bali

Kaba-Kaba, 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
9.9% annual return
Occupancy
Good
62% average occupancy
Nightly Rate
Strong
$417 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
975 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
28 years remaining on lease

Top Highlights

High rental yield at 9.9% — outperforms most Bali villas
Premium nightly rate of $417 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
STR zoning not confirmed — verify before purchasing for short-term rental use

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

42% occ.
6.7%
$3,607/mo
52% occ.
8.3%
$4,494/mo
62% occ.
9.9%
$5,381/mo
current
72% occ.
11.6%
$6,269/mo

Lease Timeline

28 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.