Special 2 bedrooms villa near Seminyak

Special 2 bedrooms villa near Seminyak

Bali, Bali

$171k

Price

11.2%

ROI

2

Bedrooms

71%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 106 m²
Build: 111 m²
Est. Revenue: $28k/yr
Avg Nightly Rate: $109

Investment Analysis

This modern two-storey villa is part of a boutique development of only ten units, designed for expat living and long-term rental investment. Featuring a sunken living area, private pool, and efficient layout, the project offers a balanced combination of lifestyle comfort and future asset value in a strong residential zone.

Villas of Bali
Bali / Kerobokan

Special 2 bedrooms villa near Seminyak

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

Grade C investment — short-term rental yields 11.5% 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%

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.

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+12.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.6%
+$5K in 5yr (+3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
11.5%
$1,635/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
8.7 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$109/night
50% ($55)Brixfox estimate($109/night)200% ($218)
Occupancy
71%
10%Brixfox estimate(71%)100%

Short-Term Rental

Yearly income
$19,621
Airbnb data$109/night · 71% occupancy
Rental income
$109/night · 71% occ.
$28,458
Running costs (20%)
Utilities, cleaning, maintenance
-$5,692
Income tax (10%)
Indonesian rental income tax
-$2,846
Property tax
Annual property tax
-$300
Net income
11.5% ROI
$19,621

Long-Term Rental

Yearly income
$10,660
50 comps
Rental income
$1,579/mo
$15,157
Agency fee (10%)
Finder's fee per tenant
-$1,516
Vacancy (~8%)
1.5mo gap per tenancy
-$1,166
Income tax (10%)
Indonesian rental income tax
-$1,516
Property tax
Annual property tax
-$300
Net income
6.2% ROI
$10,660

Short-term rental earns 1.8x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 29 years remaining.

$1.0M$765K$510K$255K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $171KPeak Capital Value: Yr 4 ($177K)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
$176K
+3%
24 years remaining
Rental Income
+$104K
Total Position
$280K
+64%
10.4%/yr
Year 10
Capital Value
$162K
-5%
19 years remaining
Rental Income
+$225K
Total Position
$387K
+126%
8.5%/yr
Year 15
Capital Value
$109K
-36%
14 years remaining
Rental Income
+$365K
Total Position
$474K
+177%
7.0%/yr
Year 20
Capital Value
$54K
-69%
9 years remaining
Rental Income
+$527K
Total Position
$581K
+239%
6.3%/yr

Location

Bali

Kerobokan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
11.5% annual return
Occupancy
Good
71% average occupancy
Nightly Rate
Average
$109 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
106 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
29 years remaining on lease

Top Highlights

High rental yield at 11.5% — outperforms most Bali villas
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
29+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
ADR of $109 limits revenue ceiling — consider repositioning potential

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

51% occ.
8.2%
$1,171/mo
61% occ.
9.8%
$1,403/mo
71% occ.
11.5%
$1,635/mo
current
81% occ.
13.1%
$1,867/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.