OFFPLAN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN CEMAGI BE-2931

OFFPLAN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN CEMAGI BE-2931

Bali, Bali

$130k

Price

12.4%

ROI

2

Bedrooms

47%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 70 m²
Build: 64 m²
Est. Revenue: $21k/yr
Avg Nightly Rate: $123

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 2-bedroom mezzanine villa features an ensuite bathroom and comes semi…

Bali Exception
Bali / Cemagi
Commercial Zone

OFFPLAN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN CEMAGI BE-2931

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

Grade B investment — short-term rental yields 11.2% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score60
GradeB
Brixfox Intelligence
60BStrong
Score Breakdown
ROI & Yield66%
Capital Growth63%
Risk Profile62%
Market Demand60%

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
+9.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-1.6%
-$10K in 5yr (-8%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
11.2%
$1,210/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
8.9 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$123/night
50% ($61)Brixfox estimate($123/night)200% ($246)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Yearly income
$14,523
Airbnb data$123/night · 47% occupancy
Rental income
$123/night · 47% occ.
$21,071
Running costs (20%)
Utilities, cleaning, maintenance
-$4,214
Income tax (10%)
Indonesian rental income tax
-$2,107
Property tax
Annual property tax
-$227
Net income
11.2% ROI
$14,523

Long-Term Rental

Yearly income
$10,829
30 comps
Rental income
$1,593/mo
$15,290
Agency fee (10%)
Finder's fee per tenant
-$1,529
Vacancy (~8%)
1.5mo gap per tenancy
-$1,176
Income tax (10%)
Indonesian rental income tax
-$1,529
Property tax
Annual property tax
-$227
Net income
8.4% ROI
$10,829

Short-term rental earns 1.3x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 24 years remaining.

$575K$431K$287K$144K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $130KPeak 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 9: 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
$119K
-8%
19 years remaining
Rental Income
+$77K
Total Position
$196K
+51%
8.7%/yr
Year 10
Capital Value
$80K
-38%
14 years remaining
Rental Income
+$166K
Total Position
$247K
+90%
6.6%/yr
Year 15
Capital Value
$39K
-70%
9 years remaining
Rental Income
+$270K
Total Position
$310K
+139%
6.0%/yr
Year 20
Capital Value
$11K
-92%
4 years remaining
Rental Income
+$390K
Total Position
$401K
+209%
5.8%/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
11.2% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Good
$123 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
70 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Good
24 years remaining on lease

Top Highlights

High rental yield at 11.2% — outperforms most Bali villas
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Commercial Zone verified — fully licensed for short-term rentals

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 47% — 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.
7.1%
$766/mo
40% occ.
9.5%
$1,028/mo
47% occ.
11.2%
$1,210/mo
current
57% occ.
13.6%
$1,472/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.