5 bedrooms modern lux in Nyanyi area

5 bedrooms modern lux in Nyanyi area

Bali, Bali

$1.3M

Price

2.9%

ROI

5

Bedrooms

50%

Occupancy

Ownership: freehold
Land: 549 m²
Build: 322 m²
Est. Revenue: $57k/yr
Avg Nightly Rate: $312

Investment Analysis

This spacious 5-bedroom villa is designed for families who desire both luxury and wellness living. With expansive land, premium finishes, and access to a world-class wellness hub, the property combines eco-conscious design with freehold ownership, making it a rare opportunity for long-term lifestyle and investment value.

Villas of Bali
Bali / Nyanyi
Commercial Zone

5 bedrooms modern lux in Nyanyi area

Inventory
5 Beds
Bathrooms
0 Baths
Built Area
322 m²
Land Plot
549 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — long-term rental yields 5.8% net return annually.

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The Investment

Brixfox Score59
GradeB
Brixfox Intelligence
59BStrong
Score Breakdown
ROI & Yield65%
Capital Growth62%
Risk Profile61%
Market Demand59%

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
+7.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$288K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.8%
$3,104/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
35.6 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$312/night
50% ($156)Brixfox estimate($312/night)200% ($625)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Yearly income
$37,244
Airbnb data$312/night · 50% occupancy
Rental income
$312/night · 50% occ.
$56,524
Running costs (20%)
Utilities, cleaning, maintenance
-$11,305
Income tax (10%)
Indonesian rental income tax
-$5,652
Property tax
Annual property tax
-$2,323
Net income
2.8% ROI
$37,244

Long-Term Rental

Yearly income
$77,209
30 comps
Rental income
$11,457/mo
$109,991
Agency fee (10%)
Finder's fee per tenant
-$10,999
Vacancy (~8%)
1.5mo gap per tenancy
-$8,461
Income tax (10%)
Indonesian rental income tax
-$10,999
Property tax
Annual property tax
-$2,323
Net income
5.8% ROI
$77,209

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.

$7.0M$5.2M$3.5M$1.7M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.3M
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 25: 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
$1.6M
+22%
Rental Income
+$198K
Total Position
$1.8M
+37%
6.4%/yr
Year 10
Capital Value
$2.0M
+48%
Rental Income
+$427K
Total Position
$2.4M
+80%
6.1%/yr
Year 20
Capital Value
$2.9M
+119%
Rental Income
+$1.0M
Total Position
$3.9M
+195%
5.5%/yr
Year 30
Capital Value
$4.3M
+224%
Rental Income
+$1.8M
Total Position
$6.1M
+358%
5.2%/yr

Location

Bali

Nyanyi, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.8% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Strong
$312 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
549 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $312 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 549 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.8% 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

30% occ.
1.6%
$1,801/mo
40% occ.
2.2%
$2,466/mo
50% occ.
2.8%
$3,104/mo
current
60% occ.
3.4%
$3,769/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.