Mediterranean-Inspired Villas in Bingin – From IDR 2.42B

Mediterranean-Inspired Villas in Bingin – From IDR 2.42B

Bali, Bali

$149k

Price

6.3%

ROI

1

Bedrooms

45%

Occupancy

Ownership: leasehold
Land: 56.5 m²
Est. Revenue: $18k/yr
Avg Nightly Rate: $109

Investment Analysis

Discover a boutique off-plan villa development in Bingin, one of Bali’s most in-demand destinations, celebrated for its surf culture, white-sand beaches, and laid-back lifestyle.

Villas of Bali
Bali / Bingin

Mediterranean-Inspired Villas in Bingin – From IDR 2.42B

Inventory
1 Beds
Bathrooms
0 Baths
Built Area
0 m²
Land Plot
56.5 m²
Tenure
Lease 24yr
Yield Curve Status

Grade C+ investment — short-term rental yields 8.3% net return annually.

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The Investment

Brixfox Score47
GradeC+
Brixfox Intelligence
47C+Moderate
Score Breakdown
ROI & Yield52%
Capital Growth49%
Risk Profile50%
Market Demand47%

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
+6.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-1.6%
-$12K in 5yr (-8%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.3%
$1,033/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
17 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
12.1 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$109/night
50% ($55)Brixfox estimate($109/night)200% ($218)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$12,392
Airbnb data$109/night · 45% occupancy
Rental income
$109/night · 45% occ.
$18,077
Running costs (20%)
Utilities, cleaning, maintenance
-$3,615
Income tax (10%)
Indonesian rental income tax
-$1,808
Property tax
Annual property tax
-$261
Net income
8.3% ROI
$12,392

Long-Term Rental

Yearly income
$5,604
29 comps
Rental income
$845/mo
$8,111
Agency fee (10%)
Finder's fee per tenant
-$811
Vacancy (~8%)
1.5mo gap per tenancy
-$624
Income tax (10%)
Indonesian rental income tax
-$811
Property tax
Annual property tax
-$261
Net income
3.8% ROI
$5,604

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$149,383
BPHTB (freehold transfer tax)$7,469
Notary & registration$1,800
Legal / due diligence$1,500
Total acquisition costs$10,769
RenovationMove-in ready
Furnishing & STR launch
1bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$28,500
All-in investment$188,652

Gross yield (asking)

12.1%

True gross yield (all-in)

9.6%

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.

$491K$368K$245K$123K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $149KPeak 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 11: 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
$137K
-8%
19 years remaining
Rental Income
+$66K
Total Position
$203K
+36%
6.3%/yr
Year 10
Capital Value
$92K
-38%
14 years remaining
Rental Income
+$142K
Total Position
$234K
+57%
4.6%/yr
Year 15
Capital Value
$45K
-70%
9 years remaining
Rental Income
+$230K
Total Position
$276K
+85%
4.2%/yr
Year 20
Capital Value
$12K
-92%
4 years remaining
Rental Income
+$333K
Total Position
$345K
+131%
4.3%/yr

Location

Bali

Bingin, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.3% annual return
Occupancy
Average
45% average occupancy
Nightly Rate
Average
$109 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
57 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
24 years remaining on lease

Top Highlights

High rental yield at 8.3% — outperforms most villas in this market
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 45% — 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

30% occ.
5.4%
$675/mo
40% occ.
7.3%
$907/mo
45% occ.
8.3%
$1,033/mo
current
55% occ.
10.2%
$1,265/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.