OFFPLAN 1 BEDROOM VILLA FOR SALE LEASEHOLD IN GIANYAR BE-2657

OFFPLAN 1 BEDROOM VILLA FOR SALE LEASEHOLD IN GIANYAR BE-2657

Bali, Bali

$185k

Price

3.5%

ROI

1

Bedrooms

49%

Occupancy

1 Bathrooms
Ownership: leasehold
Land: 182 m²
Build: 80 m²
Est. Revenue: $21k/yr
Avg Nightly Rate: $118

Investment Analysis

Located in Ubud, Bali’s cultural and natural heart, this project is set in a peaceful, secluded enclave just 10–15 minutes from the vibrant town center and only 4 minutes from Titi Batu Club. Surrounded by lush tropical greenery and positioned within a protected green zone with no future development planned, it offers a rare blend of long-term privacy, serene natural views, and convenient access to restaurants, supermarkets, and essential infrastructure.

Bali Exception
Bali / Ubud

OFFPLAN 1 BEDROOM VILLA FOR SALE LEASEHOLD IN GIANYAR BE-2657

Inventory
1 Beds
Bathrooms
1 Baths
Built Area
80 m²
Land Plot
182 m²
Tenure
Lease 23yr
Yield Curve Status

Grade C+ investment — short-term rental yields 7.8% net return annually.

Go to Source via Bali Exception

The Investment

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

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+5.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-2.6%
-$24K in 5yr (-13%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.8%
$1,195/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
19 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
12.9 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$118/night
50% ($59)Brixfox estimate($118/night)200% ($236)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Yearly income
$14,345
Airbnb data$118/night · 49% occupancy
Rental income
$118/night · 49% occ.
$20,956
Running costs (20%)
Utilities, cleaning, maintenance
-$4,191
Income tax (10%)
Indonesian rental income tax
-$2,096
Property tax
Annual property tax
-$324
Net income
7.8% ROI
$14,345

Long-Term Rental

Yearly income
$9,696
19 comps
Rental income
$1,443/mo
$13,857
Agency fee (10%)
Finder's fee per tenant
-$1,386
Vacancy (~8%)
1.5mo gap per tenancy
-$1,066
Income tax (10%)
Indonesian rental income tax
-$1,386
Property tax
Annual property tax
-$324
Net income
5.2% ROI
$9,696

Short-term rental earns 1.5x more but requires active management.

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$185,000
BPHTB (freehold transfer tax)$9,250
Notary & registration$1,800
Legal / due diligence$1,850
Total acquisition costs$12,900
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$2,000
($0–$4,000)
Furnishing & STR launch
1bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$28,500
All-in investment$228,400

Gross yield (asking)

11.3%

True gross yield (all-in)

9.2%

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

Leasehold with 23 years remaining.

$535K$402K$268K$134K$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 12: 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
$161K
-13%
18 years remaining
Rental Income
+$76K
Total Position
$237K
+28%
5.1%/yr
Year 10
Capital Value
$104K
-44%
13 years remaining
Rental Income
+$164K
Total Position
$268K
+45%
3.8%/yr
Year 15
Capital Value
$48K
-74%
8 years remaining
Rental Income
+$267K
Total Position
$315K
+70%
3.6%/yr
Year 20
Capital Value
$12K
-94%
3 years remaining
Rental Income
+$385K
Total Position
$397K
+115%
3.9%/yr

Location

Bali

Ubud, Approximate area

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Villa Scorecard

Location
Good
Popular area with steady demand
Rental Yield
Good
7.8% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Average
$118 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
182 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
23 years remaining on lease

Top Highlights

Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Occupancy at 49% — factor in seasonal gaps
ADR of $118 limits revenue ceiling — consider repositioning potential

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
4.7%
$726/mo
40% occ.
6.3%
$977/mo
49% occ.
7.8%
$1,195/mo
current
59% occ.
9.4%
$1,447/mo

Lease Timeline

23 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 8 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.