Premium Boutique Retreat in Bingin

Premium Boutique Retreat in Bingin

Bali, Bali

$2.0M

Price

6.0%

ROI

9

Bedrooms

45%

Occupancy

9 Bathrooms
Ownership: leasehold
Land: 1100 m²
Build: 600 m²
Est. Revenue: $200k/yr
Avg Nightly Rate: $1206

Investment Analysis

Nestled in Bingin’s highly-desirable location, this luxurious family villa seamlessly blends modern and tropical elements for upscale living. Just a short drive from vibrant Bingin and 5 minutes from Bingin Beach, this property spans 11 are with a 600 sqm two-story building. Featuring 9 bedrooms, each with its own ensuite bathroom, the villa integrates the open living, dining, and well-appointed kitchen with premium utensils, ensuring a luxurious living experience. Step outside to discover a spacious swimming pool, inviting you to bask in the tropical atmosphere. Whether you arrive by car or a few bikes, dedicated parking ensures your convenience. And with plenty of seating areas, you can fully unwind in Bali’s tranquil setting. Noteworthy amenities include a fully equipped bar with a barista setup, providing the perfect spot for refreshing drinks. Additionally, enjoy peace of mind with 24-hour security and the added convenience of a 6-seater golf cart for exploring the area. With a generous 31-year lease, extendable as desired, this property offers not just an excellent investment opportunity but also serves as an ideal family home. Don’t miss the chance to experience this slice of paradise—schedule your viewing with us today!

Propertia
Bali / Bingin
Commercial Zone

Premium Boutique Retreat in Bingin

Inventory
9 Beds
Bathrooms
9 Baths
Built Area
600 m²
Land Plot
1100 m²
Tenure
Lease 31yr
Yield Curve Status

Grade C+ investment — short-term rental yields 6.8% net return annually.

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The Investment

Brixfox Score52
GradeC+
Brixfox Intelligence
52C+Moderate
Score Breakdown
ROI & Yield57%
Capital Growth55%
Risk Profile54%
Market Demand52%

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
+8.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+1.3%
+$134K in 5yr (+7%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.8%
$11,346/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
14 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
14.8 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$1,206/night
50% ($603)Brixfox estimate($1,206/night)200% ($2412)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$136,156
Airbnb data$1,206/night · 45% occupancy
Rental income
$1,206/night · 45% occ.
$199,547
Running costs (20%)
Utilities, cleaning, maintenance
-$39,909
Income tax (10%)
Indonesian rental income tax
-$19,955
Property tax
Annual property tax
-$3,527
Net income
6.8% ROI
$136,156

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

Growth & Exit Strategy

How your investment grows over time

Leasehold with 31 years remaining.

$7.8M$5.9M$3.9M$2.0M$0Yr 0Yr 10Yr 20Yr 30Purchase PriceIlliquid zoneUnsellableToday: $2.0MPeak Capital Value: Yr 6 ($2.2M)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
$2.1M
+7%
26 years remaining
Rental Income
+$723K
Total Position
$2.9M
+43%
7.3%/yr
Year 10
Capital Value
$2.1M
+5%
21 years remaining
Rental Income
+$1.6M
Total Position
$3.7M
+82%
6.2%/yr
Year 15
Capital Value
$1.6M
-21%
16 years remaining
Rental Income
+$2.5M
Total Position
$4.1M
+105%
4.9%/yr
Year 20
Capital Value
$910K
-55%
11 years remaining
Rental Income
+$3.7M
Total Position
$4.6M
+127%
4.2%/yr

Location

Bali

Bingin, Approximate area

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Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.8% annual return
Occupancy
Average
45% average occupancy
Nightly Rate
Strong
$1206 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
1100 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
31 years remaining on lease

Top Highlights

Premium nightly rate of $1206 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 1100 m² land — room for expansion or amenities

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%
$7,408/mo
40% occ.
5.9%
$9,975/mo
45% occ.
6.8%
$11,346/mo
current
55% occ.
8.3%
$13,914/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.