MODERN FAMILY VILLA IN PADONAN

MODERN FAMILY VILLA IN PADONAN

Bali, Bali

$240k

Price

9.1%

ROI

3

Bedrooms

48%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 120 m²
Build: 130 m²
Est. Revenue: $41k/yr
Avg Nightly Rate: $231

Investment Analysis

Situated in Padonan an extension area from Raya Canggu, this villa is just a brief 10-minute drive from the stunning Batu Bolong Beach. Enveloped by renowned cafes and restaurants, the villa is inspired by a bright and minimalist design. Prioritizing both privacy and comfort, the villa offers a dedicated parking spot conveniently located at the front of the unit, comfortably accommodating a bike and car. The inclusion of a beautiful swimming pool enhances the overall appeal, creating the perfect setting for an enjoyable stay. This villa stands out as an optimal choice for both permanent residence and as a rental property. Featuring three bedrooms with ensuite bathrooms and a guest toilet on the ground floor, this property is thoughtfully designed for families and small groups of travelers. The open-plan kitchen, dining, and living area contribute to a well-maintained atmosphere. Presenting a property with a 28-year leasehold and the potential for extension. Construction is set to commence upon receipt of the deposit, and completion is expected within 12 months. With only one unit available on the market, act swiftly to seize this opportunity before it slips away.

Propertia
Bali / Padonan

MODERN FAMILY VILLA IN PADONAN

Inventory
3 Beds
Bathrooms
4 Baths
Built Area
130 m²
Land Plot
120 m²
Tenure
Lease 28yr
Yield Curve Status

Grade C investment — short-term rental yields 11.7% net return annually.

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The Investment

Brixfox Score35
GradeC
Brixfox Intelligence
35CModerate
Score Breakdown
ROI & Yield39%
Capital Growth37%
Risk Profile38%
Market Demand35%

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
+12.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.3%
+$3K in 5yr (+1%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
11.7%
$2,341/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
8.5 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$231/night
50% ($116)Brixfox estimate($231/night)200% ($462)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$28,095
Airbnb data$231/night · 48% occupancy
Rental income
$231/night · 48% occ.
$40,736
Running costs (20%)
Utilities, cleaning, maintenance
-$8,147
Income tax (10%)
Indonesian rental income tax
-$4,074
Property tax
Annual property tax
-$420
Net income
11.7% ROI
$28,095

Long-Term Rental

Yearly income
$10,857
50 comps
Rental income
$1,625/mo
$15,596
Agency fee (10%)
Finder's fee per tenant
-$1,560
Vacancy (~8%)
1.5mo gap per tenancy
-$1,200
Income tax (10%)
Indonesian rental income tax
-$1,560
Property tax
Annual property tax
-$420
Net income
4.5% ROI
$10,857

Short-term rental earns 2.6x 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$240,123
BPHTB (freehold transfer tax)$12,006
Notary & registration$1,800
Legal / due diligence$2,401
Total acquisition costs$16,207
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$3,250
($0–$6,500)
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$42,900
All-in investment$302,480

Gross yield (asking)

17.0%

True gross yield (all-in)

13.5%

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$1.0M$694K$347K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $240KPeak Capital Value: Yr 3 ($246K)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 8: 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
$244K
+1%
23 years remaining
Rental Income
+$149K
Total Position
$393K
+64%
10.3%/yr
Year 10
Capital Value
$212K
-12%
18 years remaining
Rental Income
+$322K
Total Position
$534K
+122%
8.3%/yr
Year 15
Capital Value
$136K
-43%
13 years remaining
Rental Income
+$523K
Total Position
$659K
+174%
7.0%/yr
Year 20
Capital Value
$63K
-74%
8 years remaining
Rental Income
+$755K
Total Position
$818K
+241%
6.3%/yr

Location

Bali

Padonan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
11.7% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Strong
$231 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
120 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
28 years remaining on lease

Top Highlights

High rental yield at 11.7% — outperforms most villas in this market
Premium nightly rate of $231 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 48% — 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

30% occ.
7.2%
$1,442/mo
40% occ.
9.7%
$1,934/mo
48% occ.
11.7%
$2,341/mo
current
58% occ.
14.2%
$2,834/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.