Luxurious Apartment for Sale in Kerobokan

Luxurious Apartment for Sale in Kerobokan

Kerobokan, Bali

$984k

Price

2.0%

ROI

62%

Occupancy

Ownership: Freehold
Build: 1100 m²
Est. Revenue: $30k/yr
Avg Nightly Rate: $135

Investment Analysis

This luxurious real estate apartment building is located in a central area of Kerobokan. This stunning apartments offer 26 bedrooms with 25 classy bat

Kibarer Property
Kerobokan / Kerobokan

Luxurious Apartment for Sale in Kerobokan

Inventory
0 Beds
Bathrooms
0 Baths
Built Area
1100 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 2.0% net return annually.

Go to Source via Kibarer Property

The Investment

Brixfox Score58
GradeB
Brixfox Intelligence
58BStrong
Score Breakdown
ROI & Yield64%
Capital Growth61%
Risk Profile60%
Market Demand58%

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
+7.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$272K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.0%
$1,631/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
50.3 yr
Rental only

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

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Nightly Rate (ADR)
$135/night
50% ($68)Brixfox estimate($135/night)200% ($270)
Occupancy
62%
10%Brixfox estimate(62%)100%

Short-Term Rental

Yearly income
$19,573
Airbnb data$135/night · 62% occupancy
Rental income
$135/night · 62% occ.
$30,421
Running costs (20%)
Utilities, cleaning, maintenance
-$6,084
Income tax (10%)
Indonesian rental income tax
-$3,042
Property tax
Annual property tax
-$1,722
Net income
2.0% ROI
$19,573

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

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$984,000
BPHTB (freehold transfer tax)$49,200
Notary & registration$1,800
Legal / due diligence$9,840
Total acquisition costs$60,840
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$27,500
($0–$55,000)
Furnishing & STR launch
0bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$28,500
All-in investment$1,100,840

Gross yield (asking)

3.1%

True gross yield (all-in)

2.8%

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

Freehold — 5%/yr appreciation in Kerobokan.

$6.0M$4.5M$3.0M$1.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $984K
Capital appreciation
Property value growing at +5%/yr based on Kerobokan market trends.
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.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.3M
+28%
Rental Income
+$104K
Total Position
$1.4M
+38%
6.7%/yr
Year 10
Capital Value
$1.6M
+63%
Rental Income
+$224K
Total Position
$1.8M
+86%
6.4%/yr
Year 20
Capital Value
$2.6M
+165%
Rental Income
+$526K
Total Position
$3.1M
+219%
6.0%/yr
Year 30
Capital Value
$4.3M
+332%
Rental Income
+$931K
Total Position
$5.2M
+427%
5.7%/yr

Location

Kerobokan

Kerobokan, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.0% annual return
Occupancy
Good
62% average occupancy
Nightly Rate
Good
$135 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.0% is below the market average — model your cashflow carefully

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

42% occ.
1.3%
$1,056/mo
52% occ.
1.6%
$1,343/mo
62% occ.
2.0%
$1,631/mo
current
72% occ.
2.3%
$1,919/mo

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.