2 bedrooms villa in Bingin

2 bedrooms villa in Bingin

Bali, Bali

$352k

Price

13.4%

ROI

2

Bedrooms

53%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 209 m²
Build: 154 m²
Est. Revenue: $59k/yr
Avg Nightly Rate: $306

Investment Analysis

This image features a modern tropical villa design which is a popular architectural style, especially in Bali, Indonesia. This style emphasizes a connection with nature, open-plan living, and the use of natural materials like concrete and wood.

Villas of Bali
Bali / Bingin

2 bedrooms villa in Bingin

Inventory
2 Beds
Bathrooms
3 Baths
Built Area
154 m²
Land Plot
209 m²
Tenure
Lease 29yr
Yield Curve Status

Grade C investment — short-term rental yields 11.6% net return annually.

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The Investment

Brixfox Score43
GradeC
Brixfox Intelligence
43CModerate
Score Breakdown
ROI & Yield47%
Capital Growth45%
Risk Profile46%
Market Demand43%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+12.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.6%
+$10K in 5yr (+3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
11.6%
$3,394/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
8.6 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$306/night
50% ($153)Brixfox estimate($306/night)200% ($612)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Yearly income
$40,730
Airbnb data$306/night · 53% occupancy
Rental income
$306/night · 53% occ.
$59,066
Running costs (20%)
Utilities, cleaning, maintenance
-$11,813
Income tax (10%)
Indonesian rental income tax
-$5,907
Property tax
Annual property tax
-$616
Net income
11.6% ROI
$40,730

Long-Term Rental

Yearly income
$35,780
5 comps
Rental income
$5,243/mo
$50,335
Agency fee (10%)
Finder's fee per tenant
-$5,034
Vacancy (~8%)
1.5mo gap per tenancy
-$3,872
Income tax (10%)
Indonesian rental income tax
-$5,034
Property tax
Annual property tax
-$616
Net income
10.2% ROI
$35,780

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

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$351,852
BPHTB (freehold transfer tax)$17,593
Notary & registration$1,800
Legal / due diligence$3,519
Total acquisition costs$22,912
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$3,850
($0–$7,700)
Furnishing & STR launch
2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$35,700
All-in investment$414,314

Gross yield (asking)

16.8%

True gross yield (all-in)

14.3%

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.

$2.1M$1.6M$1.1M$530K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $352KPeak Capital Value: Yr 4 ($364K)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 8: 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
$362K
+3%
24 years remaining
Rental Income
+$216K
Total Position
$578K
+64%
10.5%/yr
Year 10
Capital Value
$333K
-5%
19 years remaining
Rental Income
+$467K
Total Position
$800K
+127%
8.6%/yr
Year 15
Capital Value
$224K
-36%
14 years remaining
Rental Income
+$758K
Total Position
$981K
+179%
7.1%/yr
Year 20
Capital Value
$110K
-69%
9 years remaining
Rental Income
+$1.1M
Total Position
$1.2M
+242%
6.3%/yr

Location

Bali

Bingin, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
11.6% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Strong
$306 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
209 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
29 years remaining on lease

Top Highlights

High rental yield at 11.6% — outperforms most villas in this market
Premium nightly rate of $306 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 53% — 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

33% occ.
7.1%
$2,091/mo
43% occ.
9.4%
$2,743/mo
53% occ.
11.6%
$3,394/mo
current
63% occ.
13.8%
$4,046/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.