CHARMING OFF PLAN VILLA IN PADONAN

CHARMING OFF PLAN VILLA IN PADONAN

Bali, Bali

$241k

Price

6.2%

ROI

2

Bedrooms

71%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 235 m²
Build: 160 m²
Est. Revenue: $22k/yr
Avg Nightly Rate: $86

Investment Analysis

This charming off-plan villa is situated in the charming Padonan area, boasting a generous 2.35 Are plot and a beautifully designed 160 Sqm building. This villa showcases two generously sized bedrooms, each complemented by its ensuite bathroom. The enclosed living room, adorned with a sunken sofa, seamlessly flows into the dining room and a fully equipped kitchen. The villa also offers ample outdoor space, featuring a refreshing swimming pool. Additionally, a powder room, a private parking area, and a storage add to the convenience of this splendid property. Seize the opportunity now to make this captivating villa yours, with a 24-year lease and the potential for extension.

Propertia
Bali / Padonan

CHARMING OFF PLAN VILLA IN PADONAN

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
160 m²
Land Plot
235 m²
Tenure
Lease 24yr
Yield Curve Status

Grade C investment — long-term rental yields 7.5% net return annually.

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The Investment

Brixfox Score41
GradeC
Brixfox Intelligence
41CModerate
Score Breakdown
ROI & Yield45%
Capital Growth43%
Risk Profile44%
Market Demand41%

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
+4.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-1.6%
-$19K in 5yr (-8%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.3%
$1,265/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
23 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
15.9 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$86/night
50% ($43)Brixfox estimate($86/night)200% ($172)
Occupancy
71%
10%Brixfox estimate(71%)100%

Short-Term Rental

Yearly income
$15,180
Airbnb data$86/night · 71% occupancy
Rental income
$86/night · 71% occ.
$22,287
Running costs (20%)
Utilities, cleaning, maintenance
-$4,457
Income tax (10%)
Indonesian rental income tax
-$2,229
Property tax
Annual property tax
-$421
Net income
6.3% ROI
$15,180

Long-Term Rental

Yearly income
$18,163
50 comps
Rental income
$2,677/mo
$25,701
Agency fee (10%)
Finder's fee per tenant
-$2,570
Vacancy (~8%)
1.5mo gap per tenancy
-$1,977
Income tax (10%)
Indonesian rental income tax
-$2,570
Property tax
Annual property tax
-$421
Net income
7.5% ROI
$18,163

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 24 years remaining.

$601K$451K$300K$150K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $241KPeak 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 14: 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
$221K
-8%
19 years remaining
Rental Income
+$81K
Total Position
$302K
+25%
4.6%/yr
Year 10
Capital Value
$149K
-38%
14 years remaining
Rental Income
+$174K
Total Position
$323K
+34%
3.0%/yr
Year 15
Capital Value
$73K
-70%
9 years remaining
Rental Income
+$282K
Total Position
$356K
+48%
2.6%/yr
Year 20
Capital Value
$20K
-92%
4 years remaining
Rental Income
+$408K
Total Position
$428K
+78%
2.9%/yr

Location

Bali

Padonan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.3% annual return
Occupancy
Good
71% average occupancy
Nightly Rate
Average
$86 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Average
235 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
24 years remaining on lease

Watch Out

Secondary location — rental demand may be lower than premium areas
ADR of $86 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

51% occ.
4.5%
$899/mo
61% occ.
5.4%
$1,082/mo
71% occ.
6.3%
$1,265/mo
current
81% occ.
7.2%
$1,448/mo

Lease Timeline

24 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 9 years while the property is still easy to sell.

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.