Padonan Real Estate for Sale – Luxury Villas & Prime Land in Bali | Propertia - Property Experts in Bali

Padonan Real Estate for Sale – Luxury Villas & Prime Land in Bali | Propertia - Property Experts in Bali

Bali, Bali

$1.4M

Price

2.4%

ROI

4

Bedrooms

40%

Occupancy

Ownership: leasehold
Land: 930 m²
Build: 930 m²
Est. Revenue: $64k/yr
Avg Nightly Rate: $433

Investment Analysis

Ubud Leasehold Villa ID: PPV4810 BEDS: 4 930 m² 9.3 Are IDR23.000.000.000 1 week ago For sale villa GREAT VALUE NEW LISTING EXCEPTIONAL MODERN JUNGLE VILLA IN UBUD Ubud Leasehold Villa ID: PPV4810 BEDS: 4 930 m² 9.3 Are IDR23.000.000.000 1 week ago

Propertia
Bali / Ubud

Padonan Real Estate for Sale – Luxury Villas & Prime Land in Bali | Propertia - Property Experts in Bali

Inventory
4 Beds
Bathrooms
0 Baths
Built Area
930 m²
Land Plot
930 m²
Tenure
Lease 0yr
Yield Curve Status

Grade C investment — long-term rental yields 4.1% net return annually.

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The Investment

Brixfox Score42
GradeC
Brixfox Intelligence
42CModerate
Score Breakdown
ROI & Yield46%
Capital Growth44%
Risk Profile45%
Market Demand42%

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
-17.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-20.0%
-$1.4M in 5yr (-100%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.0%
$3,511/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
33.7 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$433/night
50% ($217)Brixfox estimate($433/night)200% ($867)
Occupancy
40%
10%Brixfox estimate(40%)100%

Short-Term Rental

Yearly income
$42,136
Airbnb data$433/night · 40% occupancy
Rental income
$433/night · 40% occ.
$63,744
Running costs (20%)
Utilities, cleaning, maintenance
-$12,749
Income tax (10%)
Indonesian rental income tax
-$6,374
Property tax
Annual property tax
-$2,485
Net income
3.0% ROI
$42,136

Long-Term Rental

Yearly income
$57,736
9 comps
Rental income
$8,675/mo
$83,284
Agency fee (10%)
Finder's fee per tenant
-$8,328
Vacancy (~8%)
1.5mo gap per tenancy
-$6,406
Income tax (10%)
Indonesian rental income tax
-$8,328
Property tax
Annual property tax
-$2,485
Net income
4.1% ROI
$57,736

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.

$1.6M$1.2M$816K$408K$0Yr 0Purchase PriceToday: $1.4MPeak 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

Ubud, Approximate area

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Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Good
Popular area with steady demand
Rental Yield
Weak
3.0% annual return
Occupancy
Weak
40% average occupancy
Nightly Rate
Strong
$433 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
930 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Weak
0 years remaining on lease

Top Highlights

Premium nightly rate of $433 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 930 m² land — room for expansion or amenities

Watch Out

Yield of 3.0% is below the market average — model your cashflow carefully
Occupancy at 40% — factor in seasonal gaps

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
2.2%
$2,561/mo
40% occ.
2.9%
$3,484/mo
current
40% occ.
3.0%
$3,511/mo
current
50% occ.
3.7%
$4,434/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.