READY NOW 2 BEDROOM VILLA FOR SALE LEASEHOLD IN NYANG NYANG BE-2904

READY NOW 2 BEDROOM VILLA FOR SALE LEASEHOLD IN NYANG NYANG BE-2904

Bali, Bali

$185k

Price

14.0%

ROI

2

Bedrooms

46%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 200 m²
Build: 75 m²
Est. Revenue: $43k/yr
Avg Nightly Rate: $256

Investment Analysis

Located in the serene Nyang Nyang area, this villa offers a peaceful hillside setting surrounded by nature, just minutes from one of Nyang Nyang beach while remaining within easy reach of Uluwatu’s cafés, beach clubs, and lifestyle destinations.

Bali Exception
Bali / Uluwatu - Nyang-Nyang

READY NOW 2 BEDROOM VILLA FOR SALE LEASEHOLD IN NYANG NYANG BE-2904

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
75 m²
Land Plot
200 m²
Tenure
Lease 22yr
Yield Curve Status

Grade B investment — short-term rental yields 16.0% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score63
GradeB
Brixfox Intelligence
63BStrong
Score Breakdown
ROI & Yield69%
Capital Growth66%
Risk Profile65%
Market Demand63%

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
+12.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-3.7%
-$34K in 5yr (-18%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
16.0%
$2,460/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
6.3 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$256/night
50% ($128)Brixfox estimate($256/night)200% ($512)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$29,525
Airbnb data$256/night · 46% occupancy
Rental income
$256/night · 46% occ.
$42,641
Running costs (20%)
Utilities, cleaning, maintenance
-$8,528
Income tax (10%)
Indonesian rental income tax
-$4,264
Property tax
Annual property tax
-$324
Net income
16.0% ROI
$29,525

Long-Term Rental

Yearly income
$26,980
6 comps
Rental income
$3,933/mo
$37,761
Agency fee (10%)
Finder's fee per tenant
-$3,776
Vacancy (~8%)
1.5mo gap per tenancy
-$2,905
Income tax (10%)
Indonesian rental income tax
-$3,776
Property tax
Annual property tax
-$324
Net income
14.6% ROI
$26,980

Short-term rental earns 1.1x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 22 years remaining.

$1.0M$778K$518K$259K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $185KPeak 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 6: 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
$151K
-18%
17 years remaining
Rental Income
+$157K
Total Position
$308K
+66%
10.7%/yr
Year 10
Capital Value
$92K
-50%
12 years remaining
Rental Income
+$338K
Total Position
$431K
+133%
8.8%/yr
Year 15
Capital Value
$39K
-79%
7 years remaining
Rental Income
+$549K
Total Position
$588K
+218%
8.0%/yr
Year 20
Capital Value
$8K
-96%
2 years remaining
Rental Income
+$793K
Total Position
$802K
+333%
7.6%/yr

Location

Bali

Uluwatu - Nyang-Nyang, Approximate area

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Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
16.0% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Strong
$256 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Average
200 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
22 years remaining on lease

Top Highlights

Prime location in Uluwatu - Nyang-Nyang — high tourist traffic
High rental yield at 16.0% — outperforms most Bali villas
Premium nightly rate of $256 — positioned in the top tier

Watch Out

Occupancy at 46% — factor in seasonal gaps
Compact plot at 200 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.
10.4%
$1,609/mo
40% occ.
14.0%
$2,154/mo
46% occ.
16.0%
$2,460/mo
current
56% occ.
19.5%
$3,006/mo

Lease Timeline

22 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 7 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.