Off-Plan Modern 2 Bedroom Villas in Central Batu Bolong

Off-Plan Modern 2 Bedroom Villas in Central Batu Bolong

Bali, Bali

$395k

Price

7.0%

ROI

2

Bedrooms

72%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 146 m²
Build: 147 m²
Est. Revenue: $41k/yr
Avg Nightly Rate: $154

Investment Analysis

Off-Plan Project (7 Units Only) Introducing a stylish off-plan villa project in the heart of Batu Bolong, Canggu — one of Bali’s most sought-after neighborhoods.

Villas of Bali
Bali / Batu Bolong

Off-Plan Modern 2 Bedroom Villas in Central Batu Bolong

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
147 m²
Land Plot
146 m²
Tenure
Lease 30yr
Yield Curve Status

Grade C+ investment — long-term rental yields 9.3% net return annually.

Go to Source via Villas of Bali

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.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+7.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.9%
+$17K in 5yr (+4%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.1%
$2,323/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
15 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
14.2 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$154/night
50% ($77)Brixfox estimate($154/night)200% ($309)
Occupancy
72%
10%Brixfox estimate(72%)100%

Short-Term Rental

Yearly income
$27,879
Airbnb data$154/night · 72% occupancy
Rental income
$154/night · 72% occ.
$40,815
Running costs (20%)
Utilities, cleaning, maintenance
-$8,163
Income tax (10%)
Indonesian rental income tax
-$4,081
Property tax
Annual property tax
-$691
Net income
7.1% ROI
$27,879

Long-Term Rental

Yearly income
$36,606
50 comps
Rental income
$5,373/mo
$51,582
Agency fee (10%)
Finder's fee per tenant
-$5,158
Vacancy (~8%)
1.5mo gap per tenancy
-$3,968
Income tax (10%)
Indonesian rental income tax
-$5,158
Property tax
Annual property tax
-$691
Net income
9.3% ROI
$36,606

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 30 years remaining.

$1.5M$1.1M$763K$381K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Purchase PriceIlliquid zoneUnsellableToday: $395KPeak Capital Value: Yr 5 ($412K)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 12: 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 5Peak
Capital Value
$412K
+4%
25 years remaining
Rental Income
+$148K
Total Position
$560K
+42%
7.2%/yr
Year 10
Capital Value
$398K
+1%
20 years remaining
Rental Income
+$320K
Total Position
$718K
+82%
6.2%/yr
Year 15
Capital Value
$277K
-30%
15 years remaining
Rental Income
+$519K
Total Position
$795K
+101%
4.8%/yr
Year 20
Capital Value
$143K
-64%
10 years remaining
Rental Income
+$749K
Total Position
$892K
+126%
4.2%/yr

Location

Bali

Batu Bolong, Approximate area

Loading Map...

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.1% annual return
Occupancy
Good
72% average occupancy
Nightly Rate
Good
$154 per night
Visual Appeal
Strong
10/10 instagrammability
Size & Space
Weak
146 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
30 years remaining on lease

Top Highlights

Stunning visuals with 10/10 instagrammability — commands premium nightly rates
30+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
Compact plot at 146 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

52% occ.
5.1%
$1,666/mo
62% occ.
6.1%
$1,994/mo
72% occ.
7.1%
$2,323/mo
current
82% occ.
8.1%
$2,652/mo

Lease Timeline

30 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.