AMAZING FAMILY VILLA IN PADONAN

AMAZING FAMILY VILLA IN PADONAN

Bali, Bali

$432k

Price

8.3%

ROI

4

Bedrooms

58%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 380 m²
Build: 300 m²
Est. Revenue: $101k/yr
Avg Nightly Rate: $475

Investment Analysis

Nestled in the tranquil Padonan, a mere 10-minute drive from the vibrant Berawa, stands this amazing 4-bedroom villa. Occupying 3.8 acres of land, the property showcases a sprawling 300 sqm, two-level living space. The upper level is dedicated to the 4 generously sized bedrooms, each accompanied by its ensuite bathroom, and a dedicated office space. On the lower level, an expansive enclosed living room effortlessly flows into the dining area and a fully-equipped kitchen. Step outdoors to discover a magnificent lap pool spanning an impressive 19 meters, complemented by a capacious outdoor living area. Additionally, the property boasts a spacious parking space for added convenience. Read More This remarkable villa comes with a 25-year lease, offering the option for an extension. Don’t miss the opportunity to call this tranquil haven your own.

Propertia
Bali / Padonan

AMAZING FAMILY VILLA IN PADONAN

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
300 m²
Land Plot
380 m²
Tenure
Lease 25yr
Yield Curve Status

Grade C+ investment — short-term rental yields 16.2% net return annually.

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The Investment

Brixfox Score55
GradeC+
Brixfox Intelligence
55C+Moderate
Score Breakdown
ROI & Yield61%
Capital Growth58%
Risk Profile57%
Market Demand55%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+15.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.7%
-$15K in 5yr (-3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
16.2%
$5,837/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
6.2 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$475/night
50% ($237)Brixfox estimate($475/night)200% ($949)
Occupancy
58%
10%Brixfox estimate(58%)100%

Short-Term Rental

Yearly income
$70,043
Airbnb data$475/night · 58% occupancy
Rental income
$475/night · 58% occ.
$101,142
Running costs (20%)
Utilities, cleaning, maintenance
-$20,228
Income tax (10%)
Indonesian rental income tax
-$10,114
Property tax
Annual property tax
-$756
Net income
16.2% ROI
$70,043

Long-Term Rental

Yearly income
$30,538
50 comps
Rental income
$4,508/mo
$43,279
Agency fee (10%)
Finder's fee per tenant
-$4,328
Vacancy (~8%)
1.5mo gap per tenancy
-$3,329
Income tax (10%)
Indonesian rental income tax
-$4,328
Property tax
Annual property tax
-$756
Net income
7.1% ROI
$30,538

Short-term rental earns 2.3x 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$432,099
BPHTB (freehold transfer tax)$21,605
Notary & registration$1,800
Legal / due diligence$4,321
Total acquisition costs$27,726
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$7,500
($0–$15,000)
Furnishing & STR launch
4bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$50,100
All-in investment$517,425

Gross yield (asking)

23.4%

True gross yield (all-in)

19.5%

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 25 years remaining.

$2.9M$2.2M$1.5M$734K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $432KPeak Capital Value: NowPaid 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 6: 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
$417K
-3%
20 years remaining
Rental Income
+$372K
Total Position
$789K
+83%
12.8%/yr
Year 10
Capital Value
$290K
-33%
15 years remaining
Rental Income
+$803K
Total Position
$1.1M
+153%
9.7%/yr
Year 15
Capital Value
$150K
-65%
10 years remaining
Rental Income
+$1.3M
Total Position
$1.5M
+236%
8.4%/yr
Year 20
Capital Value
$43K
-90%
5 years remaining
Rental Income
+$1.9M
Total Position
$1.9M
+346%
7.8%/yr

Location

Bali

Padonan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
16.2% annual return
Occupancy
Average
58% average occupancy
Nightly Rate
Strong
$475 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Good
380 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
25 years remaining on lease

Top Highlights

High rental yield at 16.2% — outperforms most villas in this market
Premium nightly rate of $475 — 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 58% — factor in seasonal gaps

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

38% occ.
10.6%
$3,816/mo
48% occ.
13.4%
$4,826/mo
58% occ.
16.2%
$5,837/mo
current
68% occ.
19.0%
$6,847/mo

Lease Timeline

25 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.