Freehold three bedroom beach villa for sale in Ketewel

Freehold three bedroom beach villa for sale in Ketewel

Unknown, Bali

$461k

Price

4.4%

ROI

14

Bedrooms

7%

Occupancy

Ownership: Freehold
Build: 350 m²
Est. Revenue: $30k/yr
Avg Nightly Rate: $1273

Investment Analysis

Experience the ultimate beachfront lifestyle with this stunning freehold villa in Ketewel, offering direct access to the beach and a serene private setting. Nestled on a spacious 7.5 are of land, this beautifully designed residence spans 350 sqm

Kibarer Property
Unknown

Freehold three bedroom beach villa for sale in Ketewel

Inventory
14 Beds
Bathrooms
0 Baths
Built Area
350 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 4.4% net return annually.

Go to Source via Kibarer Property

The Investment

Brixfox Score56
GradeB
Brixfox Intelligence
56BStrong
Score Breakdown
ROI & Yield62%
Capital Growth59%
Risk Profile58%
Market Demand56%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+8.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$100K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.4%
$1,707/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
22.5 yr
Rental only

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

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Nightly Rate (ADR)
$1,273/night
50% ($637)Brixfox estimate($1,273/night)200% ($2546)
Occupancy
7%
10%Brixfox estimate(7%)100%

Short-Term Rental

Yearly income
$20,490
Airbnb data$1,273/night · 7% occupancy
Rental income
$1,273/night · 7% occ.
$30,424
Running costs (20%)
Utilities, cleaning, maintenance
-$6,085
Income tax (10%)
Indonesian rental income tax
-$3,042
Property tax
Annual property tax
-$807
Net income
4.4% ROI
$20,490

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

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$461,250
BPHTB (freehold transfer tax)$23,063
Notary & registration$1,800
Legal / due diligence$4,613
Total acquisition costs$29,476
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$8,750
($0–$17,500)
Furnishing & STR launch
14bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$122,100
All-in investment$621,576

Gross yield (asking)

6.6%

True gross yield (all-in)

4.9%

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

Freehold — 4%/yr appreciation in Unknown.

$2.8M$2.1M$1.4M$710K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $461K
Capital appreciation
Property value growing at +4%/yr based on Unknown market trends.
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 18: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$561K
+22%
Rental Income
+$109K
Total Position
$670K
+45%
7.8%/yr
Year 10
Capital Value
$683K
+48%
Rental Income
+$235K
Total Position
$918K
+99%
7.1%/yr
Year 20
Capital Value
$1.0M
+119%
Rental Income
+$551K
Total Position
$1.6M
+238%
6.3%/yr
Year 30
Capital Value
$1.5M
+224%
Rental Income
+$975K
Total Position
$2.5M
+436%
5.8%/yr

Location

Unknown

Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.4% annual return
Occupancy
Weak
7% average occupancy
Nightly Rate
Strong
$1273 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $1273 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.4% is near the market average — model your cashflow carefully

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
21.0%
$8,065/mo
40% occ.
28.0%
$10,776/mo
7% occ.
4.4%
$1,708/mo
current
17% occ.
11.5%
$4,419/mo

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.