TRANQUIL MODERN TROPICAL VILLA IN PADONAN

TRANQUIL MODERN TROPICAL VILLA IN PADONAN

Bali, Bali

$216k

Price

8.4%

ROI

3

Bedrooms

70%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 330 m²
Build: 246 m²
Est. Revenue: $27k/yr
Avg Nightly Rate: $106

Investment Analysis

Escape to this stunning modern tropical villa, perfectly situated in Padonan, a peaceful enclave just 10 minutes from Canggu’s vibrant lifestyle and 12 minutes from the beach.

Propertia
Bali / Padonan

TRANQUIL MODERN TROPICAL VILLA IN PADONAN

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
246 m²
Land Plot
330 m²
Tenure
Lease 23yr
Yield Curve Status

Grade C+ investment — long-term rental yields 10.7% net return annually.

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The Investment

Brixfox Score47
GradeC+
Brixfox Intelligence
47C+Moderate
Score Breakdown
ROI & Yield52%
Capital Growth49%
Risk Profile50%
Market Demand47%

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.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+6.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-2.6%
-$28K in 5yr (-13%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.6%
$1,548/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
17 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
11.6 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$106/night
50% ($53)Brixfox estimate($106/night)200% ($212)
Occupancy
70%
10%Brixfox estimate(70%)100%

Short-Term Rental

Yearly income
$18,580
Airbnb data$106/night · 70% occupancy
Rental income
$106/night · 70% occ.
$27,083
Running costs (20%)
Utilities, cleaning, maintenance
-$5,417
Income tax (10%)
Indonesian rental income tax
-$2,708
Property tax
Annual property tax
-$378
Net income
8.6% ROI
$18,580

Long-Term Rental

Yearly income
$23,057
50 comps
Rental income
$3,376/mo
$32,410
Agency fee (10%)
Finder's fee per tenant
-$3,241
Vacancy (~8%)
1.5mo gap per tenancy
-$2,493
Income tax (10%)
Indonesian rental income tax
-$3,241
Property tax
Annual property tax
-$378
Net income
10.7% ROI
$23,057

Long-term rental earns more with lower risk and less effort.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 23 years remaining.

$693K$520K$347K$173K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $216KPeak 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 11: 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
$188K
-13%
18 years remaining
Rental Income
+$99K
Total Position
$286K
+33%
5.8%/yr
Year 10
Capital Value
$121K
-44%
13 years remaining
Rental Income
+$213K
Total Position
$334K
+55%
4.5%/yr
Year 15
Capital Value
$56K
-74%
8 years remaining
Rental Income
+$346K
Total Position
$402K
+86%
4.2%/yr
Year 20
Capital Value
$14K
-94%
3 years remaining
Rental Income
+$499K
Total Position
$513K
+138%
4.4%/yr

Location

Bali

Padonan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.6% annual return
Occupancy
Good
70% average occupancy
Nightly Rate
Average
$106 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Good
330 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
23 years remaining on lease

Top Highlights

High rental yield at 8.6% — outperforms most Bali villas

Watch Out

Secondary location — rental demand may be lower than premium areas
ADR of $106 limits revenue ceiling — consider repositioning potential

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

50% occ.
6.1%
$1,097/mo
60% occ.
7.3%
$1,323/mo
70% occ.
8.6%
$1,548/mo
current
80% occ.
9.9%
$1,774/mo

Lease Timeline

23 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 8 years while the property is still easy to sell.

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.