Modern Tropical 2-Bedroom Villa in Padonan

Modern Tropical 2-Bedroom Villa in Padonan

Bali, Bali

$209k

Price

6.4%

ROI

2

Bedrooms

72%

Occupancy

Ownership: leasehold
Land: 80 m²
Build: 118 m²
Est. Revenue: $20k/yr
Avg Nightly Rate: $75

Investment Analysis

For sale villa NEW LISTING Modern Tropical 2-Bedroom Villa in Padonan Padonan Leasehold Villa ID: PPV4817 BEDS: 2 118 m² 0.8 Are IDR3.380.000.000 1 week ago

Propertia
Bali / Padonan

Modern Tropical 2-Bedroom Villa in Padonan

Inventory
2 Beds
Bathrooms
0 Baths
Built Area
118 m²
Land Plot
80 m²
Tenure
Lease 0yr
Yield Curve Status

Grade C investment — long-term rental yields 9.8% net return annually.

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The Investment

Brixfox Score38
GradeC
Brixfox Intelligence
38CModerate
Score Breakdown
ROI & Yield42%
Capital Growth40%
Risk Profile41%
Market Demand38%

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
-13.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-20.0%
-$209K in 5yr (-100%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.4%
$1,112/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
1 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
15.6 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$75/night
50% ($37)Brixfox estimate($75/night)200% ($149)
Occupancy
72%
10%Brixfox estimate(72%)100%

Short-Term Rental

Yearly income
$13,344
Airbnb data$75/night · 72% occupancy
Rental income
$75/night · 72% occ.
$19,584
Running costs (20%)
Utilities, cleaning, maintenance
-$3,917
Income tax (10%)
Indonesian rental income tax
-$1,958
Property tax
Annual property tax
-$365
Net income
6.4% ROI
$13,344

Long-Term Rental

Yearly income
$20,358
50 comps
Rental income
$2,985/mo
$28,660
Agency fee (10%)
Finder's fee per tenant
-$2,866
Vacancy (~8%)
1.5mo gap per tenancy
-$2,205
Income tax (10%)
Indonesian rental income tax
-$2,866
Property tax
Annual property tax
-$365
Net income
9.8% ROI
$20,358

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 0 years remaining.

$240K$180K$120K$60K$0Yr 0Purchase PriceToday: $209KPeak Capital Value: Now
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.
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.
Leasehold Alert
Only 0 years remaining — this property is effectively unsellable as an investment. Banks will not finance, and buyers are extremely limited.

Location

Bali

Padonan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.4% annual return
Occupancy
Good
72% average occupancy
Nightly Rate
Average
$75 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Weak
80 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Weak
0 years remaining on lease

Watch Out

Secondary location — rental demand may be lower than premium areas
ADR of $75 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

52% occ.
4.6%
$795/mo
62% occ.
5.5%
$953/mo
72% occ.
6.4%
$1,112/mo
current
82% occ.
7.3%
$1,271/mo

Lease Timeline

0 years remaining
Illiquid Zone

Only 0 years remaining. This property is effectively unsellable as an investment. Focus on rental income extraction or negotiate an immediate lease extension.

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.