OFFPLAN 1 BEDROOM VILLA FOR SALE LEASEHOLD IN CEMAGI BE-2930

OFFPLAN 1 BEDROOM VILLA FOR SALE LEASEHOLD IN CEMAGI BE-2930

Bali, Bali

$65k

Price

15.4%

ROI

1

Bedrooms

53%

Occupancy

1 Bathrooms
Ownership: leasehold
Land: 35 m²
Build: 32 m²
Est. Revenue: $18k/yr
Avg Nightly Rate: $92

Investment Analysis

Walking distance to the beach and your favorite restaurants, this off-plan villa is in the strategic and up-and-coming area of Cemagi. Breezy and private yet well connected, the location also offers convenient access and a beautiful rice field view.This modern 1-bedroom mezzanine villa features an ensuite bathroom and comes semi…

Bali Exception
Bali / Cemagi

OFFPLAN 1 BEDROOM VILLA FOR SALE LEASEHOLD IN CEMAGI BE-2930

Inventory
1 Beds
Bathrooms
1 Baths
Built Area
32 m²
Land Plot
35 m²
Tenure
Lease 24yr
Yield Curve Status

Grade B investment — long-term rental yields 23.4% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score56
GradeB
Brixfox Intelligence
56BStrong
Score Breakdown
ROI & Yield62%
Capital Growth59%
Risk Profile58%
Market Demand56%

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.

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+17.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-1.6%
-$5K in 5yr (-8%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
19.1%
$1,033/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
5.2 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$92/night
50% ($46)Brixfox estimate($92/night)200% ($184)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Yearly income
$12,390
Airbnb data$92/night · 53% occupancy
Rental income
$92/night · 53% occ.
$17,862
Running costs (20%)
Utilities, cleaning, maintenance
-$3,572
Income tax (10%)
Indonesian rental income tax
-$1,786
Property tax
Annual property tax
-$113
Net income
19.1% ROI
$12,390

Long-Term Rental

Yearly income
$15,140
50 comps
Rental income
$2,197/mo
$21,095
Agency fee (10%)
Finder's fee per tenant
-$2,109
Vacancy (~8%)
1.5mo gap per tenancy
-$1,623
Income tax (10%)
Indonesian rental income tax
-$2,109
Property tax
Annual property tax
-$113
Net income
23.4% ROI
$15,140

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.

$491K$368K$245K$123K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $65KPeak 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 5: 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
$60K
-8%
19 years remaining
Rental Income
+$66K
Total Position
$125K
+93%
14.1%/yr
Year 10
Capital Value
$40K
-38%
14 years remaining
Rental Income
+$142K
Total Position
$182K
+181%
10.9%/yr
Year 15
Capital Value
$20K
-70%
9 years remaining
Rental Income
+$230K
Total Position
$250K
+286%
9.4%/yr
Year 20
Capital Value
$5K
-92%
4 years remaining
Rental Income
+$333K
Total Position
$338K
+422%
8.6%/yr

Location

Bali

Cemagi, Approximate area

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Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
19.1% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Average
$92 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
35 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
24 years remaining on lease

Top Highlights

High rental yield at 19.1% — outperforms most Bali villas

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 53% — 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

33% occ.
11.9%
$641/mo
43% occ.
15.5%
$837/mo
53% occ.
19.1%
$1,033/mo
current
63% occ.
22.7%
$1,228/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.