Amazing Cottages With Ocean View for Sale in Gianyar

Amazing Cottages With Ocean View for Sale in Gianyar

Sanur, Bali

$418k

Price

5.6%

ROI

2

Bedrooms

62%

Occupancy

Ownership: Freehold
Build: 340 m²
Est. Revenue: $36k/yr
Avg Nightly Rate: $159

Investment Analysis

This amazing hotel situated in Blahbatuh, this hotel is close to Saba Beach, Bali Theatre, and Bali Marine and Safari Park. Local attractions also inc

Kibarer Property
Sanur / Sanur

Amazing Cottages With Ocean View for Sale in Gianyar

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

Grade B+ investment — short-term rental yields 5.8% net return annually.

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The Investment

Brixfox Score65
GradeB+
Brixfox Intelligence
65B+Strong
Score Breakdown
ROI & Yield72%
Capital Growth68%
Risk Profile67%
Market Demand65%

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
+9.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.2%
+$67K in 5yr (+16%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.8%
$2,027/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
17.2 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)
$159/night
50% ($79)Brixfox estimate($159/night)200% ($318)
Occupancy
62%
10%Brixfox estimate(62%)100%

Short-Term Rental

Yearly income
$24,321
Airbnb data$159/night · 62% occupancy
Rental income
$159/night · 62% occ.
$35,790
Running costs (20%)
Utilities, cleaning, maintenance
-$7,158
Income tax (10%)
Indonesian rental income tax
-$3,579
Property tax
Annual property tax
-$732
Net income
5.8% ROI
$24,321

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$418,200
BPHTB (freehold transfer tax)$20,910
Notary & registration$1,800
Legal / due diligence$4,182
Total acquisition costs$26,892
Renovation (~$130/m², from finish level)
Estimated from finish level — mid-range usually needs light refresh.		$44,200
($27,200–$61,200)
Furnishing & STR launch
2bd × $3,500 base + appliances, electronics, outdoor, licence, photography, linens.		$22,300
All-in investment$511,592

Gross yield (asking)

8.6%

True gross yield (all-in)

7.0%

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 — 3%/yr appreciation in Sanur.

$2.5M$1.9M$1.2M$624K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $418K
Capital appreciation
Property value growing at +3%/yr based on Sanur 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.
Paid back
Year 15: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$485K
+16%
Rental Income
+$129K
Total Position
$614K
+47%
8.0%/yr
Year 10
Capital Value
$562K
+34%
Rental Income
+$279K
Total Position
$841K
+101%
7.2%/yr
Year 20
Capital Value
$755K
+81%
Rental Income
+$654K
Total Position
$1.4M
+237%
6.3%/yr
Year 30
Capital Value
$1.0M
+143%
Rental Income
+$1.2M
Total Position
$2.2M
+419%
5.6%/yr

Location

Sanur

Sanur, Approximate area

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Villa Scorecard

Location
Good
Popular area with steady demand
Rental Yield
Good
5.8% annual return
Occupancy
Good
62% average occupancy
Nightly Rate
Good
$159 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Freehold ownership — maximum long-term security

Watch Out

Compact plot at 0 m² — limited expansion potential
STR zoning not confirmed — verify before purchasing for short-term rental use

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

42% occ.
3.9%
$1,350/mo
52% occ.
4.8%
$1,688/mo
62% occ.
5.8%
$2,027/mo
current
72% occ.
6.8%
$2,365/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.