New development 3 bedroom villa in Nyang nyang

New development 3 bedroom villa in Nyang nyang

Bali, Bali

$420k

Price

15.4%

ROI

3

Bedrooms

79%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 286 m²
Build: 168 m²
Est. Revenue: $95k/yr
Avg Nightly Rate: $329

Investment Analysis

This three-bedroom villa is designed with Moroccan-inspired architectural elements and a strong lifestyle focus, combining rooftop living, wellness features, and a prime beachside location. With a private sauna and rooftop terrace, the property is positioned to perform well in the daily rental market while offering long-term investment value.

Villas of Bali
Bali / Nyang Nyang Beach area, Uluwatu

New development 3 bedroom villa in Nyang nyang

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
168 m²
Land Plot
286 m²
Tenure
Lease 27yr
Yield Curve Status

Grade B+ investment — short-term rental yields 15.6% net return annually.

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The Investment

Brixfox Score66
GradeB+
Brixfox Intelligence
66B+Strong
Score Breakdown
ROI & Yield73%
Capital Growth69%
Risk Profile68%
Market Demand66%

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
+15.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.0%
-$441 in 5yr (-0%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
15.6%
$5,464/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
6 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
6.4 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$329/night
50% ($164)Brixfox estimate($329/night)200% ($658)
Occupancy
79%
10%Brixfox estimate(79%)100%

Short-Term Rental

Yearly income
$65,574
Airbnb data$329/night · 79% occupancy
Rental income
$329/night · 79% occ.
$94,726
Running costs (20%)
Utilities, cleaning, maintenance
-$18,945
Income tax (10%)
Indonesian rental income tax
-$9,473
Property tax
Annual property tax
-$735
Net income
15.6% ROI
$65,574

Long-Term Rental

Yearly income
$44,796
6 comps
Rental income
$6,559/mo
$62,967
Agency fee (10%)
Finder's fee per tenant
-$6,297
Vacancy (~8%)
1.5mo gap per tenancy
-$4,844
Income tax (10%)
Indonesian rental income tax
-$6,297
Property tax
Annual property tax
-$735
Net income
10.7% ROI
$44,796

Short-term rental earns 1.5x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 27 years remaining.

$3.1M$2.3M$1.5M$767K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $420KPeak Capital Value: Yr 2 ($426K)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 6: 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
$419K
-0%
22 years remaining
Rental Income
+$348K
Total Position
$767K
+83%
12.8%/yr
Year 10
Capital Value
$342K
-19%
17 years remaining
Rental Income
+$752K
Total Position
$1.1M
+161%
10.1%/yr
Year 15
Capital Value
$209K
-50%
12 years remaining
Rental Income
+$1.2M
Total Position
$1.4M
+240%
8.5%/yr
Year 20
Capital Value
$89K
-79%
7 years remaining
Rental Income
+$1.8M
Total Position
$1.9M
+341%
7.7%/yr

Location

Bali

Nyang Nyang Beach area, Uluwatu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
15.6% annual return
Occupancy
Strong
79% average occupancy
Nightly Rate
Strong
$329 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
286 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
27 years remaining on lease

Top Highlights

Prime location in Nyang Nyang Beach area, Uluwatu — high tourist traffic
High rental yield at 15.6% — outperforms most Bali villas
Strong occupancy at 79% — consistent booking demand

Watch Out

Compact plot at 286 m² — limited expansion potential
STR zoning not confirmed — verify before purchasing for short-term rental use

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

59% occ.
11.6%
$4,064/mo
69% occ.
13.6%
$4,764/mo
79% occ.
15.6%
$5,464/mo
current
89% occ.
17.6%
$6,165/mo

Lease Timeline

27 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.