READY NOW 2 BEDROOM VILLA FOR SALE LEASEHOLD IN KEROBOKAN BE-2613

READY NOW 2 BEDROOM VILLA FOR SALE LEASEHOLD IN KEROBOKAN BE-2613

Kerobokan, Bali

$185k

Price

10.3%

ROI

2

Bedrooms

47%

Occupancy

2 Bathrooms
Ownership: Freehold
Land: 140 m²
Est. Revenue: $28k/yr
Avg Nightly Rate: $161

Investment Analysis

This Villa BE-2613 located in Kerobokan is for sale with Leasehold ownership for EUR159,000, IDR3,210,173,367

Bali Exception
Kerobokan / Kerobokan

READY NOW 2 BEDROOM VILLA FOR SALE LEASEHOLD IN KEROBOKAN BE-2613

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
0 m²
Land Plot
140 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 10.4% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score74
GradeB+
Brixfox Intelligence
74B+Strong
Score Breakdown
ROI & Yield81%
Capital Growth78%
Risk Profile75%
Market Demand74%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+15.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$51K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.4%
$1,599/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
6 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
9.7 yr
Rental only

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

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Nightly Rate (ADR)
$161/night
50% ($80)Brixfox estimate($161/night)200% ($322)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Yearly income
$19,194
Airbnb data$161/night · 47% occupancy
Rental income
$161/night · 47% occ.
$27,883
Running costs (20%)
Utilities, cleaning, maintenance
-$5,577
Income tax (10%)
Indonesian rental income tax
-$2,788
Property tax
Annual property tax
-$324
Net income
10.4% ROI
$19,194

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

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$185,392
BPHTB (freehold transfer tax)$9,270
Notary & registration$1,800
Legal / due diligence$1,854
Total acquisition costs$12,924
RenovationMove-in ready
Furnishing & STR launch
2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$35,700
All-in investment$234,016

Gross yield (asking)

15.0%

True gross yield (all-in)

11.9%

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

Freehold — 5%/yr appreciation in Kerobokan.

$2.0M$1.5M$986K$493K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $185K
Capital appreciation
Property value growing at +5%/yr based on Kerobokan market trends.
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 9: rental income alone has repaid the full purchase price.
2x return
Year 6: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$237K
+28%
Rental Income
+$102K
Total Position
$339K
+83%
12.8%/yr
Year 10
Capital Value
$302K
+63%
Rental Income
+$220K
Total Position
$522K
+182%
10.9%/yr
Year 20
Capital Value
$492K
+165%
Rental Income
+$516K
Total Position
$1.0M
+444%
8.8%/yr
Year 30
Capital Value
$801K
+332%
Rental Income
+$913K
Total Position
$1.7M
+825%
7.7%/yr

Location

Kerobokan

Kerobokan, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
10.4% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Good
$161 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
140 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 10.4% — outperforms most villas in this market
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 47% — 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.
6.5%
$1,000/mo
40% occ.
8.7%
$1,343/mo
47% occ.
10.4%
$1,599/mo
current
57% occ.
12.6%
$1,942/mo

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.