AMAZING VILLA PROJECT CLOSE TO NYANG NYANG BEACH

AMAZING VILLA PROJECT CLOSE TO NYANG NYANG BEACH

Bali, Bali

$219k

Price

11.3%

ROI

2

Bedrooms

73%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 128 m²
Build: 132 m²
Est. Revenue: $37k/yr
Avg Nightly Rate: $137

Investment Analysis

Step into this beautifully crafted 2-bedroom villa project in Nyang Nyang, just a short walk from one of Bali’s most stunning beaches.

Propertia
Bali / Nyang Nyang

AMAZING VILLA PROJECT CLOSE TO NYANG NYANG BEACH

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
132 m²
Land Plot
128 m²
Tenure
Lease 24yr
Yield Curve Status

Grade C+ investment — long-term rental yields 11.9% net return annually.

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The Investment

Brixfox Score51
GradeC+
Brixfox Intelligence
51C+Moderate
Score Breakdown
ROI & Yield56%
Capital Growth54%
Risk Profile53%
Market Demand51%

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
+9.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-1.6%
-$18K in 5yr (-8%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
11.5%
$2,099/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
8.7 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$137/night
50% ($69)Brixfox estimate($137/night)200% ($274)
Occupancy
73%
10%Brixfox estimate(73%)100%

Short-Term Rental

Yearly income
$25,184
Airbnb data$137/night · 73% occupancy
Rental income
$137/night · 73% occ.
$36,525
Running costs (20%)
Utilities, cleaning, maintenance
-$7,305
Income tax (10%)
Indonesian rental income tax
-$3,652
Property tax
Annual property tax
-$383
Net income
11.5% ROI
$25,184

Long-Term Rental

Yearly income
$26,055
7 comps
Rental income
$3,809/mo
$36,564
Agency fee (10%)
Finder's fee per tenant
-$3,656
Vacancy (~8%)
1.5mo gap per tenancy
-$2,813
Income tax (10%)
Indonesian rental income tax
-$3,656
Property tax
Annual property tax
-$383
Net income
11.9% ROI
$26,055

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 24 years remaining.

$997K$748K$499K$249K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $219KPeak Capital Value: NowPaid 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 8: 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
$201K
-8%
19 years remaining
Rental Income
+$134K
Total Position
$335K
+53%
8.9%/yr
Year 10
Capital Value
$135K
-38%
14 years remaining
Rental Income
+$289K
Total Position
$424K
+94%
6.8%/yr
Year 15
Capital Value
$67K
-70%
9 years remaining
Rental Income
+$468K
Total Position
$535K
+144%
6.1%/yr
Year 20
Capital Value
$18K
-92%
4 years remaining
Rental Income
+$677K
Total Position
$695K
+217%
5.9%/yr

Location

Bali

Nyang Nyang, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
11.5% annual return
Occupancy
Good
73% average occupancy
Nightly Rate
Good
$137 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Weak
128 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
24 years remaining on lease

Top Highlights

High rental yield at 11.5% — outperforms most Bali villas

Watch Out

Secondary location — rental demand may be lower than premium areas
Visual appeal is below average — photos may not compete well on Airbnb listings

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

53% occ.
8.3%
$1,515/mo
63% occ.
9.9%
$1,807/mo
73% occ.
11.5%
$2,099/mo
current
83% occ.
13.1%
$2,391/mo

Lease Timeline

24 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 9 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.