AMAZING FAMILY VILLA IN PADONAN

AMAZING FAMILY VILLA IN PADONAN

Bali, Bali

$432k

Price

7.4%

ROI

4

Bedrooms

54%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 380 m²
Build: 300 m²
Est. Revenue: $48k/yr
Avg Nightly Rate: $242

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 7.6% net return annually.

Go to Source via Propertia

The Investment

Brixfox Score45
GradeC
Brixfox Intelligence
45CModerate
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.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+6.9%
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
7.6%
$2,719/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
19 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
13.2 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$242/night
50% ($121)Brixfox estimate($242/night)200% ($484)
Occupancy
54%
10%Brixfox estimate(54%)100%

Short-Term Rental

Yearly income
$32,633
Airbnb data$242/night · 54% occupancy
Rental income
$242/night · 54% occ.
$47,698
Running costs (20%)
Utilities, cleaning, maintenance
-$9,540
Income tax (10%)
Indonesian rental income tax
-$4,770
Property tax
Annual property tax
-$756
Net income
7.6% ROI
$32,633

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 1.1x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 25 years remaining.

$1.4M$1.0M$684K$342K$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 12: 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
+$173K
Total Position
$591K
+37%
6.5%/yr
Year 10
Capital Value
$290K
-33%
15 years remaining
Rental Income
+$374K
Total Position
$664K
+54%
4.4%/yr
Year 15
Capital Value
$150K
-65%
10 years remaining
Rental Income
+$607K
Total Position
$757K
+75%
3.8%/yr
Year 20
Capital Value
$43K
-90%
5 years remaining
Rental Income
+$877K
Total Position
$920K
+113%
3.9%/yr

Location

Bali

Padonan, Approximate area

Loading Map...

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.6% annual return
Occupancy
Average
54% average occupancy
Nightly Rate
Strong
$242 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Good
380 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
25 years remaining on lease

Top Highlights

Premium nightly rate of $242 — positioned in the top tier

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 54% — 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

34% occ.
4.7%
$1,689/mo
44% occ.
6.1%
$2,204/mo
54% occ.
7.6%
$2,719/mo
current
64% occ.
9.0%
$3,235/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.