Elegant Modern Design Villa Just Steps from the Beach in Cemagi

Elegant Modern Design Villa Just Steps from the Beach in Cemagi

Bali, Bali

$796k

Price

2.4%

ROI

3

Bedrooms

53%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 700 m²
Build: 240 m²
Est. Revenue: $55k/yr
Avg Nightly Rate: $286

Investment Analysis

Located in the tranquil village of Cemagi, this refined modern tropical villa is set at the end of a private road, just a short walking distance from the beach. Surrounded by open rice field scenery with distant ocean views, the setting offers a rare sense of space, privacy, and calm, while still enjoying convenient access to cafés, gyms, beach clubs, and key lifestyle destinations along Bali’s sought-after west coast.

Propertia
Bali / Cemagi

Elegant Modern Design Villa Just Steps from the Beach in Cemagi

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
240 m²
Land Plot
700 m²
Tenure
Lease 26yr
Yield Curve Status

Grade C+ investment — long-term rental yields 8.2% net return annually.

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The Investment

Brixfox Score45
GradeC+
Brixfox Intelligence
45C+Moderate
Score Breakdown
ROI & Yield50%
Capital Growth47%
Risk Profile48%
Market Demand45%

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
+4.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.3%
-$14K in 5yr (-2%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.6%
$3,082/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
25 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
21.5 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$286/night
50% ($143)Brixfox estimate($286/night)200% ($571)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Yearly income
$36,983
Airbnb data$286/night · 53% occupancy
Rental income
$286/night · 53% occ.
$54,824
Running costs (20%)
Utilities, cleaning, maintenance
-$10,965
Income tax (10%)
Indonesian rental income tax
-$5,482
Property tax
Annual property tax
-$1,394
Net income
4.6% ROI
$36,983

Long-Term Rental

Yearly income
$65,156
50 comps
Rental income
$9,587/mo
$92,037
Agency fee (10%)
Finder's fee per tenant
-$9,204
Vacancy (~8%)
1.5mo gap per tenancy
-$7,080
Income tax (10%)
Indonesian rental income tax
-$9,204
Property tax
Annual property tax
-$1,394
Net income
8.2% ROI
$65,156

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 26 years remaining.

$1.6M$1.2M$820K$410K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $796KPeak Capital Value: Yr 1 ($802K)Paid back
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 17: 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
$783K
-2%
21 years remaining
Rental Income
+$196K
Total Position
$979K
+23%
4.2%/yr
Year 10
Capital Value
$593K
-26%
16 years remaining
Rental Income
+$424K
Total Position
$1.0M
+28%
2.5%/yr
Year 15
Capital Value
$337K
-58%
11 years remaining
Rental Income
+$688K
Total Position
$1.0M
+29%
1.7%/yr
Year 20
Capital Value
$125K
-84%
6 years remaining
Rental Income
+$994K
Total Position
$1.1M
+41%
1.7%/yr

Location

Bali

Cemagi, Approximate area

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Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.6% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Strong
$286 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
700 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
26 years remaining on lease

Top Highlights

Premium nightly rate of $286 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 700 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.6% 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

33% occ.
2.8%
$1,866/mo
43% occ.
3.7%
$2,474/mo
53% occ.
4.6%
$3,082/mo
current
63% occ.
5.6%
$3,690/mo

Lease Timeline

26 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.