Private Pool Villas with Riverfront and Jungle Views

Private Pool Villas with Riverfront and Jungle Views

Bali, Bali

$416k

Price

4.2%

ROI

3

Bedrooms

42%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 338 m²
Build: 242.8 m²
Est. Revenue: $32k/yr
Avg Nightly Rate: $207

Investment Analysis

This off-plan villa development is set in a quiet riverfront and jungle environment in Bali, offering 2 and 3 bedroom private pool villas under a long-term leasehold scheme.

Villas of Bali
Bali / Ubud

Private Pool Villas with Riverfront and Jungle Views

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
242.8 m²
Land Plot
338 m²
Tenure
Lease 29yr
Yield Curve Status

Grade C investment — long-term rental yields 6.1% net return annually.

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The Investment

Brixfox Score42
GradeC
Brixfox Intelligence
42CModerate
Score Breakdown
ROI & Yield46%
Capital Growth44%
Risk Profile45%
Market Demand42%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+5.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.6%
+$12K in 5yr (+3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.2%
$1,808/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
26 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
19.2 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$207/night
50% ($104)Brixfox estimate($207/night)200% ($414)
Occupancy
42%
10%Brixfox estimate(42%)100%

Short-Term Rental

Yearly income
$21,695
Airbnb data$207/night · 42% occupancy
Rental income
$207/night · 42% occ.
$32,034
Running costs (20%)
Utilities, cleaning, maintenance
-$6,407
Income tax (10%)
Indonesian rental income tax
-$3,203
Property tax
Annual property tax
-$729
Net income
5.2% ROI
$21,695

Long-Term Rental

Yearly income
$25,242
13 comps
Rental income
$3,741/mo
$35,917
Agency fee (10%)
Finder's fee per tenant
-$3,592
Vacancy (~8%)
1.5mo gap per tenancy
-$2,763
Income tax (10%)
Indonesian rental income tax
-$3,592
Property tax
Annual property tax
-$729
Net income
6.1% ROI
$25,242

Long-term rental earns more with lower risk and less effort.

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$416,481
BPHTB (freehold transfer tax)$20,824
Notary & registration$1,800
Legal / due diligence$4,165
Total acquisition costs$26,789
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$6,070
($0–$12,140)
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$42,900
All-in investment$492,240

Gross yield (asking)

7.7%

True gross yield (all-in)

6.5%

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 29 years remaining.

$1.1M$846K$564K$282K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $416KPeak Capital Value: Yr 4 ($430K)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 16: 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
$429K
+3%
24 years remaining
Rental Income
+$115K
Total Position
$544K
+31%
5.5%/yr
Year 10
Capital Value
$394K
-5%
19 years remaining
Rental Income
+$249K
Total Position
$643K
+54%
4.4%/yr
Year 15
Capital Value
$265K
-36%
14 years remaining
Rental Income
+$404K
Total Position
$668K
+60%
3.2%/yr
Year 20
Capital Value
$130K
-69%
9 years remaining
Rental Income
+$583K
Total Position
$713K
+71%
2.7%/yr

Location

Bali

Ubud, Approximate area

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Villa Scorecard

Location
Good
Popular area with steady demand
Rental Yield
Good
5.2% annual return
Occupancy
Weak
42% average occupancy
Nightly Rate
Strong
$207 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Good
338 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
29 years remaining on lease

Top Highlights

Premium nightly rate of $207 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
29+ year lease — strong tenure runway

Watch Out

Occupancy at 42% — 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.
3.6%
$1,262/mo
40% occ.
4.9%
$1,703/mo
42% occ.
5.2%
$1,808/mo
current
52% occ.
6.5%
$2,249/mo

Lease Timeline

29 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.