OFFPLAN 1 BEDROOM APARTMENT FOR SALE LEASEHOLD IN CEPAKA BE-2382

OFFPLAN 1 BEDROOM APARTMENT FOR SALE LEASEHOLD IN CEPAKA BE-2382

Bali, Bali

$99k

Price

7.1%

ROI

1

Bedrooms

58%

Occupancy

1 Bathrooms
Ownership: leasehold
Build: 45 m²
Est. Revenue: $20k/yr
Avg Nightly Rate: $95

Investment Analysis

Located in the serene area of Cepaka, this apartment offers close proximity to Nude Café, Copenhagen, Motion Fitness, Jungle Padel, and Obsidian Gym—bringing convenience and lifestyle right to your doorstep.

Bali Exception
Bali / Cepaka

OFFPLAN 1 BEDROOM APARTMENT FOR SALE LEASEHOLD IN CEPAKA BE-2382

Inventory
1 Beds
Bathrooms
1 Baths
Built Area
45 m²
Land Plot
0 m²
Tenure
Lease 30yr
Yield Curve Status

Grade B+ investment — long-term rental yields 15.2% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score69
GradeB+
Brixfox Intelligence
69B+Strong
Score Breakdown
ROI & Yield76%
Capital Growth72%
Risk Profile71%
Market Demand69%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+15.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.9%
+$4K in 5yr (+4%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
14.2%
$1,173/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
7.0 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$95/night
50% ($48)Brixfox estimate($95/night)200% ($191)
Occupancy
58%
10%Brixfox estimate(58%)100%

Short-Term Rental

Yearly income
$14,077
Airbnb data$95/night · 58% occupancy
Rental income
$95/night · 58% occ.
$20,358
Running costs (20%)
Utilities, cleaning, maintenance
-$4,072
Income tax (10%)
Indonesian rental income tax
-$2,036
Property tax
Annual property tax
-$173
Net income
14.2% ROI
$14,077

Long-Term Rental

Yearly income
$15,086
50 comps
Rental income
$2,198/mo
$21,103
Agency fee (10%)
Finder's fee per tenant
-$2,110
Vacancy (~8%)
1.5mo gap per tenancy
-$1,623
Income tax (10%)
Indonesian rental income tax
-$2,110
Property tax
Annual property tax
-$173
Net income
15.2% ROI
$15,086

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

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$99,000
BPHTB (freehold transfer tax)$4,950
Notary & registration$1,800
Legal / due diligence$1,500
Total acquisition costs$8,250
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$1,125
($0–$2,250)
Furnishing & STR launch
1bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$26,300
All-in investment$134,675

Gross yield (asking)

20.6%

True gross yield (all-in)

15.1%

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 30 years remaining.

$770K$578K$385K$193K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Purchase PriceIlliquid zoneUnsellableToday: $99KPeak Capital Value: Yr 5 ($103K)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 7: 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 5Peak
Capital Value
$103K
+4%
25 years remaining
Rental Income
+$75K
Total Position
$178K
+80%
12.5%/yr
Year 10
Capital Value
$100K
+1%
20 years remaining
Rental Income
+$161K
Total Position
$261K
+164%
10.2%/yr
Year 15
Capital Value
$69K
-30%
15 years remaining
Rental Income
+$262K
Total Position
$331K
+235%
8.4%/yr
Year 20
Capital Value
$36K
-64%
10 years remaining
Rental Income
+$378K
Total Position
$414K
+318%
7.4%/yr

Location

Bali

Cepaka, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
14.2% annual return
Occupancy
Average
58% average occupancy
Nightly Rate
Average
$95 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
30 years remaining on lease

Top Highlights

High rental yield at 14.2% — outperforms most villas in this market
30+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 58% — 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

38% occ.
9.3%
$766/mo
48% occ.
11.8%
$970/mo
58% occ.
14.2%
$1,173/mo
current
68% occ.
16.7%
$1,376/mo

Lease Timeline

30 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.