OFFPLAN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN PADONAN BE-2948

OFFPLAN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN PADONAN BE-2948

Bali, Bali

$180k

Price

8.0%

ROI

2

Bedrooms

57%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 92 m²
Build: 115 m²
Est. Revenue: $28k/yr
Avg Nightly Rate: $134

Investment Analysis

Located in a quiet lane in Tibubeneng, this villa offers a peaceful atmosphere while remaining close to popular cafés, restaurants, and beach clubs in Canggu. The beach is only a short drive away, along with supermarkets, gyms, and lifestyle spots, making it both private and convenient.

Bali Exception
Bali / North-Canggu - Padonan

OFFPLAN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN PADONAN BE-2948

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
115 m²
Land Plot
92 m²
Tenure
Lease 34yr
Yield Curve Status

Grade B+ investment — short-term rental yields 10.8% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score65
GradeB+
Brixfox Intelligence
65B+Strong
Score Breakdown
ROI & Yield72%
Capital Growth68%
Risk Profile67%
Market Demand65%

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
+13.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+2.7%
+$24K in 5yr (+14%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.8%
$1,617/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
9.3 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$134/night
50% ($67)Brixfox estimate($134/night)200% ($269)
Occupancy
57%
10%Brixfox estimate(57%)100%

Short-Term Rental

Yearly income
$19,403
Airbnb data$134/night · 57% occupancy
Rental income
$134/night · 57% occ.
$28,168
Running costs (20%)
Utilities, cleaning, maintenance
-$5,634
Income tax (10%)
Indonesian rental income tax
-$2,817
Property tax
Annual property tax
-$315
Net income
10.8% ROI
$19,403

Long-Term Rental

Yearly income
$11,499
50 comps
Rental income
$1,702/mo
$16,339
Agency fee (10%)
Finder's fee per tenant
-$1,634
Vacancy (~8%)
1.5mo gap per tenancy
-$1,257
Income tax (10%)
Indonesian rental income tax
-$1,634
Property tax
Annual property tax
-$315
Net income
6.4% ROI
$11,499

Short-term rental earns 1.7x more but requires active management.

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$180,000
BPHTB (freehold transfer tax)$9,000
Notary & registration$1,800
Legal / due diligence$1,800
Total acquisition costs$12,600
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$2,875
($0–$5,750)
Furnishing & STR launch
2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$35,700
All-in investment$231,175

Gross yield (asking)

15.6%

True gross yield (all-in)

12.2%

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

Leasehold with 34 years remaining.

$1.3M$966K$644K$322K$0Yr 0Yr 10Yr 20Yr 30Purchase PriceIlliquid zoneUnsellableToday: $180KPeak Capital Value: Yr 9 ($211K)Paid 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
$204K
+14%
29 years remaining
Rental Income
+$103K
Total Position
$308K
+71%
11.3%/yr
Year 10
Capital Value
$210K
+17%
24 years remaining
Rental Income
+$222K
Total Position
$433K
+140%
9.2%/yr
Year 15
Capital Value
$193K
+7%
19 years remaining
Rental Income
+$361K
Total Position
$554K
+208%
7.8%/yr
Year 20
Capital Value
$130K
-28%
14 years remaining
Rental Income
+$521K
Total Position
$651K
+262%
6.6%/yr

Location

Bali

North-Canggu - Padonan, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
10.8% annual return
Occupancy
Average
57% average occupancy
Nightly Rate
Good
$134 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
92 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
34 years remaining on lease

Top Highlights

Prime location in North-Canggu - Padonan — high tourist traffic
High rental yield at 10.8% — outperforms most villas in this market
Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

Occupancy at 57% — factor in seasonal gaps
Compact plot at 92 m² — limited expansion potential

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

37% occ.
7.0%
$1,045/mo
47% occ.
8.9%
$1,331/mo
57% occ.
10.8%
$1,617/mo
current
67% occ.
12.7%
$1,903/mo

Lease Timeline

34 years remaining
Safe Zone

Your lease is in the safe zone. The property is liquid on the resale market and maintains strong valuation.

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.