Luxurious Beachfront Villa for Sale in Tabanan

Luxurious Beachfront Villa for Sale in Tabanan

Tabanan, Bali

$1.4M

Price

0.2%

ROI

2

Bedrooms

5%

Occupancy

10 Bathrooms
Ownership: Freehold
Est. Revenue: $3k/yr
Avg Nightly Rate: $186

Investment Analysis

This beautiful freehold beachfront real estate is located in a peaceful black beach of Kerambitan Village of Tabanan. It is one the pure areas of Bali

Kibarer Property
Tabanan / Tabanan

Luxurious Beachfront Villa for Sale in Tabanan

Inventory
2 Beds
Bathrooms
10 Baths
Built Area
0 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade C+ — 3%/yr capital appreciation in Tabanan.

Go to Source via Kibarer Property

The Investment

Brixfox Score54
GradeC+
Brixfox Intelligence
54C+Moderate
Score Breakdown
ROI & Yield59%
Capital Growth57%
Risk Profile56%
Market Demand54%

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
+3.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.2%
+$218K in 5yr (+16%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
-0.0%
$-9/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
30+ yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
—
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)
$186/night
50% ($93)Brixfox estimate($186/night)200% ($371)
Occupancy
5%
10%Brixfox estimate(5%)100%

Short-Term Rental

Yearly income
$-105
Airbnb data$186/night · 5% occupancy
Rental income
$186/night · 5% occ.
$3,274
Running costs (20%)
Utilities, cleaning, maintenance
-$655
Income tax (10%)
Indonesian rental income tax
-$327
Property tax
Annual property tax
-$2,396
Net income
-0.0% ROI
$-105

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$1,369,399
BPHTB (freehold transfer tax)$68,470
Notary & registration$1,800
Legal / due diligence$13,694
Total acquisition costs$83,964
RenovationMove-in ready
Furnishing & STR launch
2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$35,700
All-in investment$1,489,063

Gross yield (asking)

0.2%

True gross yield (all-in)

0.2%

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 Tabanan.

$3.6M$2.7M$1.8M$897K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Today: $1.4M
Capital appreciation
Property value growing at +3%/yr based on Tabanan market trends.
Year 5
Capital Value
$1.6M
+16%
Year 10
Capital Value
$1.8M
+34%
Year 20
Capital Value
$2.5M
+81%
Year 30
Capital Value
$3.3M
+143%

Location

Tabanan

Tabanan, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
-0.0% annual return
Occupancy
Weak
5% average occupancy
Nightly Rate
Good
$186 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Stunning visuals with 9/10 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 -0.0% is below 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.
0.9%
$986/mo
40% occ.
1.2%
$1,382/mo
5% occ.
-0.0%
$-9/mo
current
15% occ.
0.3%
$387/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.