Brand new 3 bedrooms villa in Sanur

Brand new 3 bedrooms villa in Sanur

Bali, Bali

$296k

Price

7.0%

ROI

3

Bedrooms

57%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 200 m²
Build: 200 m²
Est. Revenue: $43k/yr
Avg Nightly Rate: $205

Investment Analysis

This modern two-storey villa offers a practical and spacious layout with bright indoor areas and strong outdoor living appeal.

Villas of Bali
Bali / Sanur

Brand new 3 bedrooms villa in Sanur

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

Grade C+ investment — short-term rental yields 9.9% 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%

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
+8.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-1.6%
-$24K in 5yr (-8%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.9%
$2,450/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
14 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
10.1 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$205/night
50% ($102)Brixfox estimate($205/night)200% ($410)
Occupancy
57%
10%Brixfox estimate(57%)100%

Short-Term Rental

Yearly income
$29,397
Airbnb data$205/night · 57% occupancy
Rental income
$205/night · 57% occ.
$42,736
Running costs (20%)
Utilities, cleaning, maintenance
-$8,547
Income tax (10%)
Indonesian rental income tax
-$4,274
Property tax
Annual property tax
-$519
Net income
9.9% ROI
$29,397

Long-Term Rental

Yearly income
$13,521
40 comps
Rental income
$2,023/mo
$19,417
Agency fee (10%)
Finder's fee per tenant
-$1,942
Vacancy (~8%)
1.5mo gap per tenancy
-$1,494
Income tax (10%)
Indonesian rental income tax
-$1,942
Property tax
Annual property tax
-$519
Net income
4.6% ROI
$13,521

Short-term rental earns 2.2x 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$296,296
BPHTB (freehold transfer tax)$14,815
Notary & registration$1,800
Legal / due diligence$2,963
Total acquisition costs$19,578
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$5,000
($0–$10,000)
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$42,900
All-in investment$363,774

Gross yield (asking)

14.4%

True gross yield (all-in)

11.7%

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 24 years remaining.

$1.2M$873K$582K$291K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $296KPeak 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
$272K
-8%
19 years remaining
Rental Income
+$156K
Total Position
$428K
+45%
7.7%/yr
Year 10
Capital Value
$183K
-38%
14 years remaining
Rental Income
+$337K
Total Position
$520K
+76%
5.8%/yr
Year 15
Capital Value
$90K
-70%
9 years remaining
Rental Income
+$547K
Total Position
$637K
+115%
5.2%/yr
Year 20
Capital Value
$25K
-92%
4 years remaining
Rental Income
+$790K
Total Position
$815K
+175%
5.2%/yr

Location

Bali

Sanur, Approximate area

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Villa Scorecard

Location
Good
Popular area with steady demand
Rental Yield
Strong
9.9% annual return
Occupancy
Average
57% average occupancy
Nightly Rate
Strong
$205 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Average
200 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
24 years remaining on lease

Top Highlights

High rental yield at 9.9% — outperforms most villas in this market
Premium nightly rate of $205 — positioned in the top tier

Watch Out

Occupancy at 57% — factor in seasonal gaps
Compact plot at 200 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

37% occ.
6.4%
$1,577/mo
47% occ.
8.2%
$2,013/mo
57% occ.
9.9%
$2,450/mo
current
67% occ.
11.7%
$2,886/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.