Off-plan 3 bedroom Villa close to Balangan Beach

Off-plan 3 bedroom Villa close to Balangan Beach

Bali, Bali

$315k

Price

10.2%

ROI

3

Bedrooms

70%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 175 m²
Build: 155 m²
Est. Revenue: $47k/yr
Avg Nightly Rate: $183

Investment Analysis

This off-plan 3-bedroom villa in Balangan combines modern tropical design with a prime location just minutes from the beach.

Villas of Bali
Bali / Balangan

Off-plan 3 bedroom Villa close to Balangan Beach

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
155 m²
Land Plot
175 m²
Tenure
Lease 24yr
Yield Curve Status

Grade C+ investment — long-term rental yields 10.3% net return annually.

Go to Source via Villas of Bali

The Investment

Brixfox Score55
GradeC+
Brixfox Intelligence
55C+Moderate
Score Breakdown
ROI & Yield61%
Capital Growth58%
Risk Profile57%
Market Demand55%

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.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+8.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-1.6%
-$25K in 5yr (-8%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.2%
$2,680/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
13 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
9.8 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$183/night
50% ($92)Brixfox estimate($183/night)200% ($367)
Occupancy
70%
10%Brixfox estimate(70%)100%

Short-Term Rental

Yearly income
$32,164
Airbnb data$183/night · 70% occupancy
Rental income
$183/night · 70% occ.
$46,736
Running costs (20%)
Utilities, cleaning, maintenance
-$9,347
Income tax (10%)
Indonesian rental income tax
-$4,674
Property tax
Annual property tax
-$551
Net income
10.2% ROI
$32,164

Long-Term Rental

Yearly income
$32,311
7 comps
Rental income
$4,734/mo
$45,448
Agency fee (10%)
Finder's fee per tenant
-$4,545
Vacancy (~8%)
1.5mo gap per tenancy
-$3,496
Income tax (10%)
Indonesian rental income tax
-$4,545
Property tax
Annual property tax
-$551
Net income
10.3% ROI
$32,311

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.

$1.3M$955K$637K$318K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $315KPeak 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
$289K
-8%
19 years remaining
Rental Income
+$171K
Total Position
$460K
+46%
7.9%/yr
Year 10
Capital Value
$195K
-38%
14 years remaining
Rental Income
+$369K
Total Position
$563K
+79%
6.0%/yr
Year 15
Capital Value
$96K
-70%
9 years remaining
Rental Income
+$598K
Total Position
$694K
+120%
5.4%/yr
Year 20
Capital Value
$26K
-92%
4 years remaining
Rental Income
+$864K
Total Position
$890K
+183%
5.3%/yr

Location

Bali

Balangan, Approximate area

Loading Map...

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
10.2% annual return
Occupancy
Good
70% average occupancy
Nightly Rate
Good
$183 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
175 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
24 years remaining on lease

Top Highlights

High rental yield at 10.2% — outperforms most Bali villas
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Compact plot at 175 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

50% occ.
7.2%
$1,900/mo
60% occ.
8.7%
$2,290/mo
70% occ.
10.2%
$2,680/mo
current
80% occ.
11.7%
$3,071/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.