OFFPLAN 2 BEDROOM LEASEHOLD VILLA FOR SALE IN MUNGGU BE-3114

OFFPLAN 2 BEDROOM LEASEHOLD VILLA FOR SALE IN MUNGGU BE-3114

Unknown, Bali

$314k

Price

5.5%

ROI

2

Bedrooms

45%

Occupancy

2 Bathrooms
Ownership: Leasehold
Land: 225 m²
Est. Revenue: $26k/yr
Avg Nightly Rate: $158

Investment Analysis

This Villa BE-3114 located in North-Canggu is for sale with Leasehold ownership for EUR269,927, IDR5,601,286,281

OFFPLAN 2 BEDROOM LEASEHOLD VILLA FOR SALE IN MUNGGU BE-3114
Bali Exception
Source verified

OFFPLAN 2 BEDROOM LEASEHOLD VILLA FOR SALE IN MUNGGU BE-3114

Unknown · Leasehold · Ref BF-9774
Ownership
Leasehold
Bedrooms
2
Bathrooms
2
Land
225 m²
True net yield
5.5%
≈ $1,452/mo net after costs & tax
5-yr total return (net + appreciation)
6.9% / yr avg
Payback in ~18 yrs from rent
Brixfox Score 55 · B
31 yrs left on lease

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)
$158/night
50% ($79)Brixfox estimate($158/night)200% ($316)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$17,417
Airbnb data$158/night · 45% occupancy
Rental income
$158/night · 45% occ.
$25,667
Running costs (20%)
Utilities, cleaning, maintenance
-$5,133
Income tax (10%)
Indonesian rental income tax
-$2,567
Property tax
Annual property tax
-$549
Net income
5.5% ROI
$17,417

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

Airbnb Comp Analysis

No nearby Airbnb listings found

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$313,950
BPHTB (freehold transfer tax)$15,698
Notary & registration$1,800
Legal / due diligence$3,140
Total acquisition costs$20,638
RenovationMove-in ready
Furnishing & STR launch
2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$35,700
All-in investment$370,288

Gross yield (asking)

8.2%

True gross yield (all-in)

6.9%

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

Leasehold with 31 years remaining.

$1.0M$751K$501K$250K$0Yr 0Yr 10Yr 20Yr 30Purchase PriceIlliquid zoneUnsellableToday: $314KPeak Capital Value: Yr 6 ($337K)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 15: 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
$335K
+7%
26 years remaining
Rental Income
+$92K
Total Position
$427K
+36%
6.4%/yr
Year 10
Capital Value
$329K
+5%
21 years remaining
Rental Income
+$200K
Total Position
$529K
+68%
5.4%/yr
Year 15
Capital Value
$249K
-21%
16 years remaining
Rental Income
+$324K
Total Position
$573K
+83%
4.1%/yr
Year 20
Capital Value
$142K
-55%
11 years remaining
Rental Income
+$468K
Total Position
$610K
+94%
3.4%/yr

Location

Unknown

Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.5% annual return
Occupancy
Weak
45% average occupancy
Nightly Rate
Good
$158 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
225 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
31 years remaining on lease

Top Highlights

Stunning visuals with 9/10 instagrammability — commands premium nightly rates
31+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 45% — 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.
3.7%
$962/mo
40% occ.
5.0%
$1,298/mo
45% occ.
5.5%
$1,452/mo
current
55% occ.
6.8%
$1,787/mo

Lease Timeline

31 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

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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.

Asking price · Leasehold
$313,950
5.5%
Net yield
6.9%
5-yr total
View original listing
Source verified · Bali Exception · listed 4 Jun 2026
High confidence · 62 Airbnb comps
Estimates, not financial advice. Yields modelled from real Airbnb data.