Stylish 2 Bedrooms Villa in Batu Bolong

Stylish 2 Bedrooms Villa in Batu Bolong

Bali, Bali

$293k

Price

12.1%

ROI

2

Bedrooms

68%

Occupancy

Ownership: leasehold
Land: 130 m²
Build: 120 m²
Est. Revenue: $53k/yr
Avg Nightly Rate: $212

Investment Analysis

Introducing a limited collection of 6 stylish villas in Batu Bolong , an emerging area just outside of central Canggu. These villas combine modern tropical elegance with thoughtful architecture and private outdoor spaces—ideal for long-term living or investment.

Villas of Bali
Bali / Batu Bolong

Stylish 2 Bedrooms Villa in Batu Bolong

Inventory
2 Beds
Bathrooms
0 Baths
Built Area
120 m²
Land Plot
130 m²
Tenure
Lease 29yr
Yield Curve Status

Grade C investment — short-term rental yields 12.4% net return annually.

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The Investment

Brixfox Score43
GradeC
Brixfox Intelligence
43CModerate
Score Breakdown
ROI & Yield47%
Capital Growth45%
Risk Profile46%
Market Demand43%

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
+12.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.6%
+$9K in 5yr (+3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
12.4%
$3,021/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
8.1 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$212/night
50% ($106)Brixfox estimate($212/night)200% ($423)
Occupancy
68%
10%Brixfox estimate(68%)100%

Short-Term Rental

Yearly income
$36,256
Airbnb data$212/night · 68% occupancy
Rental income
$212/night · 68% occ.
$52,527
Running costs (20%)
Utilities, cleaning, maintenance
-$10,505
Income tax (10%)
Indonesian rental income tax
-$5,253
Property tax
Annual property tax
-$513
Net income
12.4% ROI
$36,256

Long-Term Rental

Yearly income
$30,069
50 comps
Rental income
$4,406/mo
$42,294
Agency fee (10%)
Finder's fee per tenant
-$4,229
Vacancy (~8%)
1.5mo gap per tenancy
-$3,253
Income tax (10%)
Indonesian rental income tax
-$4,229
Property tax
Annual property tax
-$513
Net income
10.3% ROI
$30,069

Short-term rental earns 1.2x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 29 years remaining.

$1.9M$1.4M$943K$471K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $293KPeak Capital Value: Yr 4 ($303K)Paid 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
$302K
+3%
24 years remaining
Rental Income
+$192K
Total Position
$494K
+69%
11.0%/yr
Year 10
Capital Value
$277K
-5%
19 years remaining
Rental Income
+$416K
Total Position
$693K
+136%
9.0%/yr
Year 15
Capital Value
$186K
-36%
14 years remaining
Rental Income
+$674K
Total Position
$861K
+194%
7.4%/yr
Year 20
Capital Value
$92K
-69%
9 years remaining
Rental Income
+$974K
Total Position
$1.1M
+264%
6.7%/yr

Location

Bali

Batu Bolong, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
12.4% annual return
Occupancy
Good
68% average occupancy
Nightly Rate
Strong
$212 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
130 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
29 years remaining on lease

Top Highlights

High rental yield at 12.4% — outperforms most Bali villas
Premium nightly rate of $212 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Compact plot at 130 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.
8.7%
$2,120/mo
58% occ.
10.5%
$2,571/mo
68% occ.
12.4%
$3,021/mo
current
78% occ.
14.2%
$3,472/mo

Lease Timeline

29 years remaining
Safe Zone

Your lease is in the safe zone. The property is liquid on the resale market and maintains strong valuation.

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.