RIVER MODERN TROPICAL 5 BEDROOM VILLA FOR SALE LEASEHOLD IN KABA KABA BE-2910

RIVER MODERN TROPICAL 5 BEDROOM VILLA FOR SALE LEASEHOLD IN KABA KABA BE-2910

Bali, Bali

$725k

Price

9.6%

ROI

5

Bedrooms

28%

Occupancy

5 Bathrooms
Ownership: leasehold
Land: 933 m²
Build: 336 m²
Est. Revenue: $71k/yr
Avg Nightly Rate: $683

Investment Analysis

Located in the serene area of Kaba Kaba, this villa offers a refined residential atmosphere while remaining within easy reach of Pererenan, Canggu, and Bali’s best beaches, dining, and lifestyle destinations.

Bali Exception
Bali / Kaba Kaba

RIVER MODERN TROPICAL 5 BEDROOM VILLA FOR SALE LEASEHOLD IN KABA KABA BE-2910

Inventory
5 Beds
Bathrooms
5 Baths
Built Area
336 m²
Land Plot
933 m²
Tenure
Lease 27yr
Yield Curve Status

Grade C+ investment — short-term rental yields 6.7% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score53
GradeC+
Brixfox Intelligence
53C+Moderate
Score Breakdown
ROI & Yield58%
Capital Growth56%
Risk Profile55%
Market Demand53%

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
+6.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.0%
-$762 in 5yr (-0%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.7%
$4,020/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
21 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
15.0 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$683/night
50% ($341)Brixfox estimate($683/night)200% ($1366)
Occupancy
28%
10%Brixfox estimate(28%)100%

Short-Term Rental

Yearly income
$48,245
Airbnb data$683/night · 28% occupancy
Rental income
$683/night · 28% occ.
$70,734
Running costs (20%)
Utilities, cleaning, maintenance
-$14,147
Income tax (10%)
Indonesian rental income tax
-$7,073
Property tax
Annual property tax
-$1,269
Net income
6.7% ROI
$48,245

Long-Term Rental

Yearly income
$43,281
50 comps
Rental income
$6,418/mo
$61,612
Agency fee (10%)
Finder's fee per tenant
-$6,161
Vacancy (~8%)
1.5mo gap per tenancy
-$4,739
Income tax (10%)
Indonesian rental income tax
-$6,161
Property tax
Annual property tax
-$1,269
Net income
6.0% ROI
$43,281

Short-term rental earns 1.1x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 27 years remaining.

$2.3M$1.7M$1.1M$565K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $725KPeak Capital Value: Yr 2 ($736K)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 13: 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
$724K
-0%
22 years remaining
Rental Income
+$256K
Total Position
$980K
+35%
6.2%/yr
Year 10
Capital Value
$591K
-19%
17 years remaining
Rental Income
+$553K
Total Position
$1.1M
+58%
4.7%/yr
Year 15
Capital Value
$360K
-50%
12 years remaining
Rental Income
+$897K
Total Position
$1.3M
+73%
3.7%/yr
Year 20
Capital Value
$153K
-79%
7 years remaining
Rental Income
+$1.3M
Total Position
$1.4M
+100%
3.5%/yr

Location

Bali

Kaba Kaba, Approximate area

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Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.7% annual return
Occupancy
Weak
28% average occupancy
Nightly Rate
Strong
$683 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
933 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
27 years remaining on lease

Top Highlights

Premium nightly rate of $683 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 933 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 28% — 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.
7.0%
$4,256/mo
40% occ.
9.5%
$5,710/mo
28% occ.
6.7%
$4,020/mo
current
38% occ.
9.1%
$5,474/mo

Lease Timeline

27 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.