WALKING DISTANCE TO THE BEACH 3 BEDROOM VILLA FOR SALE LEASEHOLD IN BINGIN BE-2891

WALKING DISTANCE TO THE BEACH 3 BEDROOM VILLA FOR SALE LEASEHOLD IN BINGIN BE-2891

Bali, Bali

$320k

Price

12.6%

ROI

3

Bedrooms

45%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 111 m²
Build: 169 m²
Est. Revenue: $64k/yr
Avg Nightly Rate: $390

Investment Analysis

Nestled in the sought-after Bingin area of Uluwatu, this two-storey villa exudes Mediterranean charm. Surrounded by beaches, surf breaks, cafés, and boutiques, Bingin offers the perfect blend of tranquility and convenience.Inside, the villa showcases warm wooden textures, handcrafted décor, and soft earthy tones. The villa features three bedrooms, each with an ensuite bathroom, complemented by an additional guest bathroom for added convenience. Fully furnished, the open layout seamlessly connects the living area with a stylish dining corner and a well-appointed kitchen, all enhanced by stunning arched windows and artisanal details. Outside, the villa features a charming private pool framed by Mediterranean tiles, lush greenery, and inviting lounge areas. Thoughtfully crafted and rich in character, this villa is a beautiful expression of architectural artistry and tropical living.

Bali Exception
Bali / Uluwatu
Commercial Zone

WALKING DISTANCE TO THE BEACH 3 BEDROOM VILLA FOR SALE LEASEHOLD IN BINGIN BE-2891

Inventory
3 Beds
Bathrooms
4 Baths
Built Area
169 m²
Land Plot
111 m²
Tenure
Lease 29yr
Yield Curve Status

Grade B+ investment — short-term rental yields 13.8% net return annually.

Go to Source via Bali Exception

The Investment

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

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
+14.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.6%
+$9K in 5yr (+3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
13.8%
$3,692/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
7.2 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$390/night
50% ($195)Brixfox estimate($390/night)200% ($780)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$44,302
Airbnb data$390/night · 45% occupancy
Rental income
$390/night · 45% occ.
$64,089
Running costs (20%)
Utilities, cleaning, maintenance
-$12,818
Income tax (10%)
Indonesian rental income tax
-$6,409
Property tax
Annual property tax
-$560
Net income
13.8% ROI
$44,302

Long-Term Rental

Yearly income
$28,139
7 comps
Rental income
$4,134/mo
$39,691
Agency fee (10%)
Finder's fee per tenant
-$3,969
Vacancy (~8%)
1.5mo gap per tenancy
-$3,053
Income tax (10%)
Indonesian rental income tax
-$3,969
Property tax
Annual property tax
-$560
Net income
8.8% ROI
$28,139

Short-term rental earns 1.6x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 29 years remaining.

$2.3M$1.7M$1.2M$576K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $320KPeak Capital Value: Yr 4 ($331K)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 7: 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
$329K
+3%
24 years remaining
Rental Income
+$235K
Total Position
$565K
+76%
12.0%/yr
Year 10
Capital Value
$303K
-5%
19 years remaining
Rental Income
+$508K
Total Position
$811K
+153%
9.7%/yr
Year 15
Capital Value
$203K
-36%
14 years remaining
Rental Income
+$824K
Total Position
$1.0M
+221%
8.1%/yr
Year 20
Capital Value
$100K
-69%
9 years remaining
Rental Income
+$1.2M
Total Position
$1.3M
+303%
7.2%/yr

Location

Bali

Uluwatu, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
13.8% annual return
Occupancy
Average
45% average occupancy
Nightly Rate
Strong
$390 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
111 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
29 years remaining on lease

Top Highlights

Prime location in Uluwatu — high tourist traffic
High rental yield at 13.8% — outperforms most Bali villas
Premium nightly rate of $390 — positioned in the top tier

Watch Out

Occupancy at 45% — factor in seasonal gaps
Compact plot at 111 m² — limited expansion potential

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

30% occ.
9.2%
$2,443/mo
40% occ.
12.3%
$3,273/mo
45% occ.
13.8%
$3,692/mo
current
55% occ.
17.0%
$4,522/mo

Lease Timeline

29 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.