READY NOW 3 BEDROOM VILLA FOR SALE LEASEHOLD IN BUWIT BE-2912

READY NOW 3 BEDROOM VILLA FOR SALE LEASEHOLD IN BUWIT BE-2912

Bali, Bali

$277k

Price

8.7%

ROI

3

Bedrooms

56%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 150 m²
Build: 170 m²
Est. Revenue: $43k/yr
Avg Nightly Rate: $208

Investment Analysis

Located in the peaceful area of Buwit, this villa offers a perfect balance of tranquility and modern tropical living.This two-level villa features 3 spacious bedrooms, each with its own ensuite bathroom. The highlight is the open–enclosed sunken living room, seamlessly connected to a fully equipped kitchen with an island and…

Bali Exception
Bali / Buwit

READY NOW 3 BEDROOM VILLA FOR SALE LEASEHOLD IN BUWIT BE-2912

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
170 m²
Land Plot
150 m²
Tenure
Lease 28yr
Yield Curve Status

Grade C investment — short-term rental yields 10.6% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score37
GradeC
Brixfox Intelligence
37CModerate
Score Breakdown
ROI & Yield41%
Capital Growth39%
Risk Profile40%
Market Demand37%

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
+10.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.3%
+$4K in 5yr (+1%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.6%
$2,439/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
9.5 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$208/night
50% ($104)Brixfox estimate($208/night)200% ($416)
Occupancy
56%
10%Brixfox estimate(56%)100%

Short-Term Rental

Yearly income
$29,266
Airbnb data$208/night · 56% occupancy
Rental income
$208/night · 56% occ.
$42,502
Running costs (20%)
Utilities, cleaning, maintenance
-$8,500
Income tax (10%)
Indonesian rental income tax
-$4,250
Property tax
Annual property tax
-$485
Net income
10.6% ROI
$29,266

Long-Term Rental

Yearly income
$13,653
40 comps
Rental income
$2,037/mo
$19,553
Agency fee (10%)
Finder's fee per tenant
-$1,955
Vacancy (~8%)
1.5mo gap per tenancy
-$1,504
Income tax (10%)
Indonesian rental income tax
-$1,955
Property tax
Annual property tax
-$485
Net income
4.9% ROI
$13,653

Short-term rental earns 2.1x 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$277,160
BPHTB (freehold transfer tax)$13,858
Notary & registration$1,800
Legal / due diligence$2,772
Total acquisition costs$18,430
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$4,250
($0–$8,500)
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$42,900
All-in investment$342,740

Gross yield (asking)

15.3%

True gross yield (all-in)

12.4%

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 28 years remaining.

$1.4M$1.1M$722K$361K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $277KPeak Capital Value: Yr 3 ($284K)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 9: 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
$281K
+1%
23 years remaining
Rental Income
+$155K
Total Position
$437K
+57%
9.5%/yr
Year 10
Capital Value
$244K
-12%
18 years remaining
Rental Income
+$336K
Total Position
$580K
+109%
7.7%/yr
Year 15
Capital Value
$157K
-43%
13 years remaining
Rental Income
+$544K
Total Position
$702K
+153%
6.4%/yr
Year 20
Capital Value
$73K
-74%
8 years remaining
Rental Income
+$786K
Total Position
$859K
+210%
5.8%/yr

Location

Bali

Buwit, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
10.6% annual return
Occupancy
Average
56% average occupancy
Nightly Rate
Strong
$208 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
150 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
28 years remaining on lease

Top Highlights

High rental yield at 10.6% — outperforms most villas in this market
Premium nightly rate of $208 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 56% — 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

36% occ.
6.7%
$1,553/mo
46% occ.
8.6%
$1,996/mo
56% occ.
10.6%
$2,439/mo
current
66% occ.
12.5%
$2,882/mo

Lease Timeline

28 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.