Luxury freehold Walking Distance to the beach for sale in Gianyar

Luxury freehold Walking Distance to the beach for sale in Gianyar

Sanur, Bali

$677k

Price

8.1%

ROI

3

Bedrooms

41%

Occupancy

Ownership: Freehold
Build: 416 m²
Est. Revenue: $84k/yr
Avg Nightly Rate: $570

Investment Analysis

This luxurious freehold beach resort real estate is located in a quiet area of Gianyar. This gorgeous villa features 3 spacious en-suite bedrooms with

Kibarer Property
Sanur / Sanur

Luxury freehold Walking Distance to the beach for sale in Gianyar

Inventory
3 Beds
Bathrooms
0 Baths
Built Area
416 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 8.6% net return annually.

Go to Source via Kibarer Property

The Investment

Brixfox Score71
GradeB+
Brixfox Intelligence
71B+Strong
Score Breakdown
ROI & Yield78%
Capital Growth75%
Risk Profile72%
Market Demand71%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+11.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.2%
+$108K in 5yr (+16%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.6%
$4,825/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
11.7 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)
$570/night
50% ($285)Brixfox estimate($570/night)200% ($1140)
Occupancy
41%
10%Brixfox estimate(41%)100%

Short-Term Rental

Yearly income
$57,899
Airbnb data$570/night · 41% occupancy
Rental income
$570/night · 41% occ.
$84,404
Running costs (20%)
Utilities, cleaning, maintenance
-$16,881
Income tax (10%)
Indonesian rental income tax
-$8,440
Property tax
Annual property tax
-$1,184
Net income
8.6% ROI
$57,899

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$676,500
BPHTB (freehold transfer tax)$33,825
Notary & registration$1,800
Legal / due diligence$6,765
Total acquisition costs$42,390
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$10,400
($0–$20,800)
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$42,900
All-in investment$772,190

Gross yield (asking)

12.5%

True gross yield (all-in)

10.9%

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 — 3%/yr appreciation in Sanur.

$5.1M$3.8M$2.5M$1.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $677K
Capital appreciation
Property value growing at +3%/yr based on Sanur 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 11: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$784K
+16%
Rental Income
+$307K
Total Position
$1.1M
+61%
10.0%/yr
Year 10
Capital Value
$909K
+34%
Rental Income
+$664K
Total Position
$1.6M
+133%
8.8%/yr
Year 20
Capital Value
$1.2M
+81%
Rental Income
+$1.6M
Total Position
$2.8M
+311%
7.3%/yr
Year 30
Capital Value
$1.6M
+143%
Rental Income
+$2.8M
Total Position
$4.4M
+550%
6.4%/yr

Location

Sanur

Sanur, Approximate area

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Villa Scorecard

Location
Good
Popular area with steady demand
Rental Yield
Strong
8.6% annual return
Occupancy
Weak
41% average occupancy
Nightly Rate
Strong
$570 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 8.6% — outperforms most villas in this market
Premium nightly rate of $570 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Occupancy at 41% — factor in seasonal gaps
Compact plot at 0 m² — limited expansion potential

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
6.3%
$3,542/mo
40% occ.
8.4%
$4,756/mo
current
41% occ.
8.6%
$4,825/mo
current
51% occ.
10.7%
$6,039/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.