Off-plan 4 bedroom Tropical villa in Kerobokan

Off-plan 4 bedroom Tropical villa in Kerobokan

Bali, Bali

$290k

Price

11.9%

ROI

4

Bedrooms

68%

Occupancy

Ownership: leasehold
Land: 300 m²
Build: 141.5 m²
Est. Revenue: $51k/yr
Avg Nightly Rate: $203

Investment Analysis

A modern tropical villa designed for effortless indoor–outdoor living, blending sleek architecture with lush garden spaces. The layout offers a serene atmosphere ideal for personal living or as a strong rental investment, with thoughtful design elements created for comfort, privacy, and relaxation.

Villas of Bali
Bali / Kerobokan

Off-plan 4 bedroom Tropical villa in Kerobokan

Inventory
4 Beds
Bathrooms
0 Baths
Built Area
141.5 m²
Land Plot
300 m²
Tenure
Lease 24yr
Yield Curve Status

Grade B+ investment — short-term rental yields 12.0% net return annually.

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The Investment

Brixfox Score66
GradeB+
Brixfox Intelligence
66B+Strong
Score Breakdown
ROI & Yield73%
Capital Growth69%
Risk Profile68%
Market Demand66%

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
+10.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-1.6%
-$23K in 5yr (-8%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
12.0%
$2,904/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
8.3 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$203/night
50% ($102)Brixfox estimate($203/night)200% ($407)
Occupancy
68%
10%Brixfox estimate(68%)100%

Short-Term Rental

Yearly income
$34,852
Airbnb data$203/night · 68% occupancy
Rental income
$203/night · 68% occ.
$50,514
Running costs (20%)
Utilities, cleaning, maintenance
-$10,103
Income tax (10%)
Indonesian rental income tax
-$5,051
Property tax
Annual property tax
-$508
Net income
12.0% ROI
$34,852

Long-Term Rental

Yearly income
$25,277
50 comps
Rental income
$3,715/mo
$35,660
Agency fee (10%)
Finder's fee per tenant
-$3,566
Vacancy (~8%)
1.5mo gap per tenancy
-$2,743
Income tax (10%)
Indonesian rental income tax
-$3,566
Property tax
Annual property tax
-$508
Net income
8.7% ROI
$25,277

Short-term rental earns 1.4x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 24 years remaining.

$1.4M$1.0M$690K$345K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $290KPeak 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 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
$267K
-8%
19 years remaining
Rental Income
+$185K
Total Position
$452K
+56%
9.3%/yr
Year 10
Capital Value
$179K
-38%
14 years remaining
Rental Income
+$400K
Total Position
$579K
+100%
7.2%/yr
Year 15
Capital Value
$88K
-70%
9 years remaining
Rental Income
+$648K
Total Position
$737K
+154%
6.4%/yr
Year 20
Capital Value
$24K
-92%
4 years remaining
Rental Income
+$936K
Total Position
$961K
+231%
6.2%/yr

Location

Bali

Kerobokan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
12.0% annual return
Occupancy
Good
68% average occupancy
Nightly Rate
Strong
$203 per night
Visual Appeal
Strong
10/10 instagrammability
Size & Space
Average
300 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
24 years remaining on lease

Top Highlights

High rental yield at 12.0% — outperforms most Bali villas
Premium nightly rate of $203 — positioned in the top tier
Stunning visuals with 10/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Compact plot at 300 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

48% occ.
8.4%
$2,038/mo
58% occ.
10.2%
$2,471/mo
68% occ.
12.0%
$2,904/mo
current
78% occ.
13.8%
$3,338/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.