Contemporary Inspired Villa In Padonan

Contemporary Inspired Villa In Padonan

Bali, Bali

$215k

Price

7.7%

ROI

2

Bedrooms

77%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 175 m²
Build: 90 m²
Est. Revenue: $25k/yr
Avg Nightly Rate: $87

Investment Analysis

This stunning villa is located in the serene area of Padonan, offering an incredible blend of modernity and contemporary design. Just a short drive from the vibrant Canggu area and a mere 10 minutes from Berawa beach, this property sits on 1.75 Are of land, boasting a beautifully crafted 90 Sqm two-level building.

Propertia
Bali / Padonan

Contemporary Inspired Villa In Padonan

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
90 m²
Land Plot
175 m²
Tenure
Lease 26yr
Yield Curve Status

Grade C+ investment — long-term rental yields 13.3% net return annually.

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The Investment

Brixfox Score45
GradeC+
Brixfox Intelligence
45C+Moderate
Score Breakdown
ROI & Yield50%
Capital Growth47%
Risk Profile48%
Market Demand45%

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
-0.3%
-$4K in 5yr (-2%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.8%
$1,402/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
17 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
12.8 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$87/night
50% ($44)Brixfox estimate($87/night)200% ($175)
Occupancy
77%
10%Brixfox estimate(77%)100%

Short-Term Rental

Yearly income
$16,818
Airbnb data$87/night · 77% occupancy
Rental income
$87/night · 77% occ.
$24,564
Running costs (20%)
Utilities, cleaning, maintenance
-$4,913
Income tax (10%)
Indonesian rental income tax
-$2,456
Property tax
Annual property tax
-$376
Net income
7.8% ROI
$16,818

Long-Term Rental

Yearly income
$28,518
50 comps
Rental income
$4,162/mo
$39,960
Agency fee (10%)
Finder's fee per tenant
-$3,996
Vacancy (~8%)
1.5mo gap per tenancy
-$3,074
Income tax (10%)
Indonesian rental income tax
-$3,996
Property tax
Annual property tax
-$376
Net income
13.3% ROI
$28,518

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 26 years remaining.

$746K$559K$373K$186K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $215KPeak Capital Value: Yr 1 ($217K)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 11: 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
$211K
-2%
21 years remaining
Rental Income
+$89K
Total Position
$301K
+40%
6.9%/yr
Year 10
Capital Value
$160K
-26%
16 years remaining
Rental Income
+$193K
Total Position
$353K
+64%
5.1%/yr
Year 15
Capital Value
$91K
-58%
11 years remaining
Rental Income
+$313K
Total Position
$404K
+88%
4.3%/yr
Year 20
Capital Value
$34K
-84%
6 years remaining
Rental Income
+$452K
Total Position
$486K
+126%
4.2%/yr

Location

Bali

Padonan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.8% annual return
Occupancy
Strong
77% average occupancy
Nightly Rate
Average
$87 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Average
175 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
26 years remaining on lease

Top Highlights

Strong occupancy at 77% — consistent booking demand
26+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
ADR of $87 limits revenue ceiling — consider repositioning potential

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

57% occ.
5.7%
$1,029/mo
67% occ.
6.8%
$1,215/mo
77% occ.
7.8%
$1,402/mo
current
87% occ.
8.9%
$1,588/mo

Lease Timeline

26 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.