4 bedrooms modern lux in Nyanyi area

4 bedrooms modern lux in Nyanyi area

Bali, Bali

$988k

Price

2.6%

ROI

4

Bedrooms

53%

Occupancy

Ownership: freehold
Land: 468 m²
Build: 233 m²
Est. Revenue: $38k/yr
Avg Nightly Rate: $199

Investment Analysis

This stunning 4-bedroom villa offers a perfect blend of wellness, sustainability, and modern tropical living. With expansive land, premium facilities, and access to a central wellness hub, this property is designed for families or investors seeking a freehold opportunity with long-term lifestyle value.

Villas of Bali
Bali / Nyanyi
Commercial Zone

4 bedrooms modern lux in Nyanyi area

Inventory
4 Beds
Bathrooms
0 Baths
Built Area
233 m²
Land Plot
468 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — long-term rental yields 2.6% net return annually.

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The Investment

Brixfox Score60
GradeB
Brixfox Intelligence
60BStrong
Score Breakdown
ROI & Yield66%
Capital Growth63%
Risk Profile62%
Market Demand60%

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
+6.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$214K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.5%
$2,099/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
13 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
39.2 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$199/night
50% ($99)Brixfox estimate($199/night)200% ($398)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Yearly income
$25,185
Airbnb data$199/night · 53% occupancy
Rental income
$199/night · 53% occ.
$38,448
Running costs (20%)
Utilities, cleaning, maintenance
-$7,690
Income tax (10%)
Indonesian rental income tax
-$3,845
Property tax
Annual property tax
-$1,728
Net income
2.5% ROI
$25,185

Long-Term Rental

Yearly income
$26,049
24 comps
Rental income
$4,002/mo
$38,416
Agency fee (10%)
Finder's fee per tenant
-$3,842
Vacancy (~8%)
1.5mo gap per tenancy
-$2,955
Income tax (10%)
Indonesian rental income tax
-$3,842
Property tax
Annual property tax
-$1,728
Net income
2.6% ROI
$26,049

Long-term rental earns more with lower risk and less effort.

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Bali.

$5.1M$3.8M$2.5M$1.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $988K
Capital appreciation
Property value growing at +4%/yr based on Bali market trends.
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 27: rental income alone has repaid the full purchase price.
2x return
Year 13: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.2M
+22%
Rental Income
+$134K
Total Position
$1.3M
+35%
6.2%/yr
Year 10
Capital Value
$1.5M
+48%
Rental Income
+$289K
Total Position
$1.8M
+77%
5.9%/yr
Year 20
Capital Value
$2.2M
+119%
Rental Income
+$677K
Total Position
$2.8M
+188%
5.4%/yr
Year 30
Capital Value
$3.2M
+224%
Rental Income
+$1.2M
Total Position
$4.4M
+346%
5.1%/yr

Location

Bali

Nyanyi, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.5% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Good
$199 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Good
468 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
Freehold ownership

Top Highlights

Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Commercial Zone verified — fully licensed for short-term rentals
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.5% is below the market average — model your cashflow carefully

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

33% occ.
1.5%
$1,252/mo
43% occ.
2.0%
$1,675/mo
53% occ.
2.5%
$2,099/mo
current
63% occ.
3.1%
$2,522/mo

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.