READY NOW 8 BEDROOM BOUTIQUE VILLA FOR SALE LEASEHOLD IN BINGIN BE-2936

READY NOW 8 BEDROOM BOUTIQUE VILLA FOR SALE LEASEHOLD IN BINGIN BE-2936

Bali, Bali

$1.0M

Price

5.7%

ROI

8

Bedrooms

38%

Occupancy

7 Bathrooms
Ownership: leasehold
Land: 1000 m²
Build: 695 m²
Est. Revenue: $83k/yr
Avg Nightly Rate: $603

Investment Analysis

Located in the serene area of Pecatu, this boutique villa offers a peaceful atmosphere while remaining highly accessible. Just a short drive to the vibrant center of Uluwatu, residents can enjoy easy access to popular cafes, restaurants, beach clubs, and daily conveniences. The property is also only 10 minutes away from the iconic Dreamland Beach, known for its white sand shoreline and excellent surf.

Bali Exception
Bali / Bingin - Uluwatu
Commercial Zone

READY NOW 8 BEDROOM BOUTIQUE VILLA FOR SALE LEASEHOLD IN BINGIN BE-2936

Inventory
8 Beds
Bathrooms
7 Baths
Built Area
695 m²
Land Plot
1000 m²
Tenure
Lease 21yr
Yield Curve Status

Grade C+ investment — short-term rental yields 5.6% net return annually.

Go to Source via Bali Exception

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.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+0.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-4.8%
-$242K in 5yr (-24%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.6%
$4,679/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
20 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
17.8 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$603/night
50% ($301)Brixfox estimate($603/night)200% ($1206)
Occupancy
38%
10%Brixfox estimate(38%)100%

Short-Term Rental

Yearly income
$56,146
Airbnb data$603/night · 38% occupancy
Rental income
$603/night · 38% occ.
$82,709
Running costs (20%)
Utilities, cleaning, maintenance
-$16,542
Income tax (10%)
Indonesian rental income tax
-$8,271
Property tax
Annual property tax
-$1,750
Net income
5.6% ROI
$56,146

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

Growth & Exit Strategy

How your investment grows over time

Leasehold with 21 years remaining.

$1.9M$1.4M$926K$463K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $1.0MPeak Capital Value: NowPaid back
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 15: 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
$758K
-24%
16 years remaining
Rental Income
+$298K
Total Position
$1.1M
+6%
1.1%/yr
Year 10
Capital Value
$431K
-57%
11 years remaining
Rental Income
+$644K
Total Position
$1.1M
+7%
0.7%/yr
Year 15
Capital Value
$160K
-84%
6 years remaining
Rental Income
+$1.0M
Total Position
$1.2M
+20%
1.2%/yr
Year 20
Capital Value
$23K
-98%
1 years remaining
Rental Income
+$1.5M
Total Position
$1.5M
+53%
2.2%/yr

Location

Bali

Bingin - Uluwatu, Approximate area

Loading Map...

Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Good
5.6% annual return
Occupancy
Weak
38% average occupancy
Nightly Rate
Strong
$603 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
1000 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Good
21 years remaining on lease

Top Highlights

Prime location in Bingin - Uluwatu — high tourist traffic
Premium nightly rate of $603 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Occupancy at 38% — 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

30% occ.
4.4%
$3,706/mo
40% occ.
6.0%
$4,990/mo
38% occ.
5.6%
$4,679/mo
current
48% occ.
7.2%
$5,963/mo

Lease Timeline

21 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 6 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.