Luxurious 3 Bedrooms Freehold Beachfront Real Estate for Sale in Gianyar

Luxurious 3 Bedrooms Freehold Beachfront Real Estate for Sale in Gianyar

Sanur, Bali

$540k

Price

6.0%

ROI

3

Bedrooms

53%

Occupancy

Ownership: Freehold
Build: 250 m²
Est. Revenue: $50k/yr
Avg Nightly Rate: $259

Investment Analysis

This luxurious beachfront property is located in a quiet area of ​​Gianyar. This wonderful villa has 3 spacious and comfortable bedrooms with 4 ex

Kibarer Property
Sanur / Sanur

Luxurious 3 Bedrooms Freehold Beachfront Real Estate for Sale in Gianyar

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

Grade B investment — short-term rental yields 6.3% net return annually.

Go to Source via Kibarer Property

The Investment

Brixfox Score65
GradeB
Brixfox Intelligence
65BStrong
Score Breakdown
ROI & Yield72%
Capital Growth68%
Risk Profile67%
Market Demand65%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+9.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.2%
+$86K in 5yr (+16%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.3%
$2,851/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
15.8 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)
$259/night
50% ($130)Brixfox estimate($259/night)200% ($519)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Yearly income
$34,208
Airbnb data$259/night · 53% occupancy
Rental income
$259/night · 53% occ.
$50,219
Running costs (20%)
Utilities, cleaning, maintenance
-$10,044
Income tax (10%)
Indonesian rental income tax
-$5,022
Property tax
Annual property tax
-$945
Net income
6.3% ROI
$34,208

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$540,000
BPHTB (freehold transfer tax)$27,000
Notary & registration$1,800
Legal / due diligence$5,400
Total acquisition costs$34,200
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$6,250
($0–$12,500)
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$42,900
All-in investment$623,350

Gross yield (asking)

9.3%

True gross yield (all-in)

8.1%

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.

$3.4M$2.5M$1.7M$845K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $540K
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 14: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$626K
+16%
Rental Income
+$182K
Total Position
$808K
+50%
8.4%/yr
Year 10
Capital Value
$726K
+34%
Rental Income
+$392K
Total Position
$1.1M
+107%
7.5%/yr
Year 20
Capital Value
$975K
+81%
Rental Income
+$919K
Total Position
$1.9M
+251%
6.5%/yr
Year 30
Capital Value
$1.3M
+143%
Rental Income
+$1.6M
Total Position
$2.9M
+444%
5.8%/yr

Location

Sanur

Sanur, Approximate area

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Villa Scorecard

Location
Good
Popular area with steady demand
Rental Yield
Good
6.3% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Strong
$259 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

Premium nightly rate of $259 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Occupancy at 53% — 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

33% occ.
3.9%
$1,746/mo
43% occ.
5.1%
$2,298/mo
53% occ.
6.3%
$2,851/mo
current
63% occ.
7.6%
$3,403/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.