4 Bedrooms Luxurious Villa in Sanur Beachside

4 Bedrooms Luxurious Villa in Sanur Beachside

Bali, Bali

$728k

Price

4.0%

ROI

4

Bedrooms

44%

Occupancy

Ownership: leasehold
Land: 700 m²
Build: 400 m²
Est. Revenue: $62k/yr
Avg Nightly Rate: $381

Investment Analysis

Located in one of Sanur’s beachside area, this remarkable villa seamlessly blends tranquility and convenience. Surrounded by exclusive residences and popular tourist accommodations, it offers a prime location just minutes from supermarkets, boutique shops, and Sanur’s iconic white sand beaches.

Villas of Bali
Bali / Sanur

4 Bedrooms Luxurious Villa in Sanur Beachside

Inventory
4 Beds
Bathrooms
0 Baths
Built Area
400 m²
Land Plot
700 m²
Tenure
Lease 26yr
Yield Curve Status

Grade C+ investment — short-term rental yields 5.8% net return annually.

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The Investment

Brixfox Score48
GradeC+
Brixfox Intelligence
48C+Moderate
Score Breakdown
ROI & Yield53%
Capital Growth50%
Risk Profile51%
Market Demand48%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+5.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.3%
-$12K in 5yr (-2%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.8%
$3,492/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
24 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
17.4 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$381/night
50% ($191)Brixfox estimate($381/night)200% ($762)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Yearly income
$41,905
Airbnb data$381/night · 44% occupancy
Rental income
$381/night · 44% occ.
$61,685
Running costs (20%)
Utilities, cleaning, maintenance
-$12,337
Income tax (10%)
Indonesian rental income tax
-$6,169
Property tax
Annual property tax
-$1,275
Net income
5.8% ROI
$41,905

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

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$728,395
BPHTB (freehold transfer tax)$36,420
Notary & registration$1,800
Legal / due diligence$7,284
Total acquisition costs$45,504
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$10,000
($0–$20,000)
Furnishing & STR launch
4bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$50,100
All-in investment$833,999

Gross yield (asking)

8.5%

True gross yield (all-in)

7.4%

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 26 years remaining.

$1.9M$1.4M$929K$464K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $728KPeak Capital Value: Yr 1 ($734K)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
$716K
-2%
21 years remaining
Rental Income
+$222K
Total Position
$938K
+29%
5.2%/yr
Year 10
Capital Value
$543K
-26%
16 years remaining
Rental Income
+$480K
Total Position
$1.0M
+40%
3.5%/yr
Year 15
Capital Value
$308K
-58%
11 years remaining
Rental Income
+$779K
Total Position
$1.1M
+49%
2.7%/yr
Year 20
Capital Value
$114K
-84%
6 years remaining
Rental Income
+$1.1M
Total Position
$1.2M
+70%
2.7%/yr

Location

Bali

Sanur, Approximate area

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Villa Scorecard

Location
Good
Popular area with steady demand
Rental Yield
Good
5.8% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Strong
$381 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
700 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
26 years remaining on lease

Top Highlights

Premium nightly rate of $381 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 700 m² land — room for expansion or amenities

Watch Out

Occupancy at 44% — factor in seasonal gaps
STR zoning not confirmed — verify before purchasing for short-term rental use

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.
3.8%
$2,328/mo
40% occ.
5.2%
$3,139/mo
44% occ.
5.8%
$3,492/mo
current
54% occ.
7.1%
$4,303/mo

Lease Timeline

26 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.