Modern Villa in Cepaka

Modern Villa in Cepaka

Bali, Bali

$241k

Price

8.6%

ROI

2

Bedrooms

45%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 350 m²
Build: 150 m²
Est. Revenue: $23k/yr
Avg Nightly Rate: $143

Investment Analysis

This stunning 2-bedroom villa is set on 3.5 are of land in the peaceful village of Cepaka. The property features a beautifully sized swimming pool and ample garden space. The open-plan living area, dining space, and kitchen are designed to offer welcoming spaces with pool views from every angle, making it perfect as an investment property or an ideal home in Bali.

Propertia
Bali / Cepaka

Modern Villa in Cepaka

Inventory
2 Beds
Bathrooms
3 Baths
Built Area
150 m²
Land Plot
350 m²
Tenure
Lease 31yr
Yield Curve Status

Grade C investment — long-term rental yields 6.6% net return annually.

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The Investment

Brixfox Score44
GradeC
Brixfox Intelligence
44CModerate
Score Breakdown
ROI & Yield48%
Capital Growth46%
Risk Profile47%
Market Demand44%

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
+8.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+1.3%
+$16K in 5yr (+7%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.6%
$1,328/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
15 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
15.1 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$143/night
50% ($72)Brixfox estimate($143/night)200% ($287)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$15,940
Airbnb data$143/night · 45% occupancy
Rental income
$143/night · 45% occ.
$23,373
Running costs (20%)
Utilities, cleaning, maintenance
-$4,675
Income tax (10%)
Indonesian rental income tax
-$2,337
Property tax
Annual property tax
-$421
Net income
6.6% ROI
$15,940

Long-Term Rental

Yearly income
$16,008
50 comps
Rental income
$2,367/mo
$22,721
Agency fee (10%)
Finder's fee per tenant
-$2,272
Vacancy (~8%)
1.5mo gap per tenancy
-$1,748
Income tax (10%)
Indonesian rental income tax
-$2,272
Property tax
Annual property tax
-$421
Net income
6.6% ROI
$16,008

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 31 years remaining.

$917K$687K$458K$229K$0Yr 0Yr 10Yr 20Yr 30Purchase PriceIlliquid zoneUnsellableToday: $241KPeak Capital Value: Yr 6 ($259K)Paid back2x Return
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 13: 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
$257K
+7%
26 years remaining
Rental Income
+$85K
Total Position
$341K
+42%
7.2%/yr
Year 10
Capital Value
$252K
+5%
21 years remaining
Rental Income
+$183K
Total Position
$435K
+81%
6.1%/yr
Year 15
Capital Value
$191K
-21%
16 years remaining
Rental Income
+$296K
Total Position
$488K
+103%
4.8%/yr
Year 20
Capital Value
$109K
-55%
11 years remaining
Rental Income
+$428K
Total Position
$537K
+123%
4.1%/yr

Location

Bali

Cepaka, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.6% annual return
Occupancy
Weak
45% average occupancy
Nightly Rate
Good
$143 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Good
350 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
31 years remaining on lease

Top Highlights

Stunning visuals with 9/10 instagrammability — commands premium nightly rates
31+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 45% — factor in seasonal gaps

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.
4.4%
$880/mo
40% occ.
5.9%
$1,186/mo
45% occ.
6.6%
$1,328/mo
current
55% occ.
8.1%
$1,633/mo

Lease Timeline

31 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.