ELEGANT MODERN VILLA IN PEACEFUL CEPAKA

ELEGANT MODERN VILLA IN PEACEFUL CEPAKA

Bali, Bali

$244k

Price

6.9%

ROI

3

Bedrooms

38%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 185 m²
Build: 200 m²
Est. Revenue: $26k/yr
Avg Nightly Rate: $189

Investment Analysis

Located in the serene area of Tumbak Bayuh/Cepaka, this beautiful 3-bedroom villa offers a perfect blend of modern and traditional design. Just a 15-minute drive to the beach and 10 minutes to the vibrant Canggu lifestyle, including trendy cafes, gyms, and more, this villa is ideally situated for those who want both tranquility and convenience.

Propertia
Bali / Cepaka

ELEGANT MODERN VILLA IN PEACEFUL CEPAKA

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
200 m²
Land Plot
185 m²
Tenure
Lease 30yr
Yield Curve Status

Grade C investment — short-term rental yields 7.3% net return annually.

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The Investment

Brixfox Score36
GradeC
Brixfox Intelligence
36CModerate
Score Breakdown
ROI & Yield40%
Capital Growth38%
Risk Profile39%
Market Demand36%

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
+8.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.9%
+$11K in 5yr (+4%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.3%
$1,480/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
14 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
13.8 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$189/night
50% ($95)Brixfox estimate($189/night)200% ($379)
Occupancy
38%
10%Brixfox estimate(38%)100%

Short-Term Rental

Yearly income
$17,761
Airbnb data$189/night · 38% occupancy
Rental income
$189/night · 38% occ.
$25,984
Running costs (20%)
Utilities, cleaning, maintenance
-$5,197
Income tax (10%)
Indonesian rental income tax
-$2,598
Property tax
Annual property tax
-$427
Net income
7.3% ROI
$17,761

Long-Term Rental

Yearly income
$17,570
50 comps
Rental income
$2,593/mo
$24,890
Agency fee (10%)
Finder's fee per tenant
-$2,489
Vacancy (~8%)
1.5mo gap per tenancy
-$1,915
Income tax (10%)
Indonesian rental income tax
-$2,489
Property tax
Annual property tax
-$427
Net income
7.2% ROI
$17,570

Short-term rental earns 1.0x more but requires active management.

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$244,259
BPHTB (freehold transfer tax)$12,213
Notary & registration$1,800
Legal / due diligence$2,443
Total acquisition costs$16,456
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$5,000
($0–$10,000)
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$42,900
All-in investment$308,615

Gross yield (asking)

10.6%

True gross yield (all-in)

8.4%

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

Leasehold with 30 years remaining.

$972K$729K$486K$243K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Purchase PriceIlliquid zoneUnsellableToday: $244KPeak Capital Value: Yr 5 ($255K)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 12: 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 5Peak
Capital Value
$255K
+4%
25 years remaining
Rental Income
+$94K
Total Position
$349K
+43%
7.4%/yr
Year 10
Capital Value
$246K
+1%
20 years remaining
Rental Income
+$204K
Total Position
$450K
+84%
6.3%/yr
Year 15
Capital Value
$171K
-30%
15 years remaining
Rental Income
+$330K
Total Position
$502K
+105%
4.9%/yr
Year 20
Capital Value
$88K
-64%
10 years remaining
Rental Income
+$477K
Total Position
$565K
+132%
4.3%/yr

Location

Bali

Cepaka, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.3% annual return
Occupancy
Weak
38% average occupancy
Nightly Rate
Good
$189 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Average
185 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
30 years remaining on lease

Top Highlights

Stunning visuals with 8/10 instagrammability — commands premium nightly rates
30+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 38% — 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.
5.8%
$1,174/mo
40% occ.
7.7%
$1,577/mo
38% occ.
7.3%
$1,480/mo
current
48% occ.
9.3%
$1,883/mo

Lease Timeline

30 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.