Tranquil Riverside Villa in Cepaka

Tranquil Riverside Villa in Cepaka

Bali, Bali

$317k

Price

7.3%

ROI

3

Bedrooms

59%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 700 m²
Build: 400 m²
Est. Revenue: $35k/yr
Avg Nightly Rate: $161

Investment Analysis

This stunning tropical villa in Cepaka features a unique single-story design with three bedrooms. Located just a short drive from the Pererenan area, it offers a one-of-a-kind setting surrounded by jungle and river views.

Propertia
Bali / Cepaka

Tranquil Riverside Villa in Cepaka

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
400 m²
Land Plot
700 m²
Tenure
Lease 20yr
Yield Curve Status

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

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The Investment

Brixfox Score45
GradeC
Brixfox Intelligence
45CModerate
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.

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+1.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-6.1%
-$96K in 5yr (-30%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.5%
$1,980/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
19 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
13.3 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$161/night
50% ($81)Brixfox estimate($161/night)200% ($323)
Occupancy
59%
10%Brixfox estimate(59%)100%

Short-Term Rental

Yearly income
$23,757
Airbnb data$161/night · 59% occupancy
Rental income
$161/night · 59% occ.
$34,732
Running costs (20%)
Utilities, cleaning, maintenance
-$6,946
Income tax (10%)
Indonesian rental income tax
-$3,473
Property tax
Annual property tax
-$555
Net income
7.5% ROI
$23,757

Long-Term Rental

Yearly income
$33,969
50 comps
Rental income
$4,974/mo
$47,746
Agency fee (10%)
Finder's fee per tenant
-$4,775
Vacancy (~8%)
1.5mo gap per tenancy
-$3,673
Income tax (10%)
Indonesian rental income tax
-$4,775
Property tax
Annual property tax
-$555
Net income
10.7% ROI
$33,969

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 20 years remaining.

$734K$551K$367K$184K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $317KPeak Capital Value: NowPaid 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 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 5
Capital Value
$220K
-30%
15 years remaining
Rental Income
+$126K
Total Position
$347K
+9%
1.8%/yr
Year 10
Capital Value
$114K
-64%
10 years remaining
Rental Income
+$272K
Total Position
$386K
+22%
2.0%/yr
Year 15
Capital Value
$33K
-90%
5 years remaining
Rental Income
+$442K
Total Position
$475K
+50%
2.7%/yr
Leasehold Alert
With 20 years remaining, the property is approaching the illiquid zone. Consider your exit strategy within the next 5 years.

Location

Bali

Cepaka, Approximate area

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Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.5% annual return
Occupancy
Average
59% average occupancy
Nightly Rate
Good
$161 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Strong
700 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
20 years remaining on lease

Top Highlights

Generous 700 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 59% — 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

39% occ.
4.9%
$1,293/mo
49% occ.
6.2%
$1,636/mo
59% occ.
7.5%
$1,980/mo
current
69% occ.
8.8%
$2,323/mo

Lease Timeline

20 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 5 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.