BEAUTIFUL MEDITERRANEAN STYLE VILLA IN BALANGAN

BEAUTIFUL MEDITERRANEAN STYLE VILLA IN BALANGAN

Bali, Bali

$366k

Price

7.7%

ROI

3

Bedrooms

42%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 350 m²
Build: 385 m²
Est. Revenue: $56k/yr
Avg Nightly Rate: $368

Investment Analysis

Nestled in Balangan, this beautiful villa project is just a brief 5-minute drive from the renowned Balangan Beach and the vibrant attractions, cafes, and restaurants that define the area. Inspired by Modern Mediterranean aesthetics, the villa effortlessly integrates with nature, creating a comfortable and welcoming living space for your pleasure.. The open design of the kitchen and living area fosters a snug atmosphere. Ensuring both privacy and comfort, the villa is nestled in a tranquil area, featuring dedicated car parking right in front of the unit. Crafted for versatility, this villa stands as an ideal Bali retreat or rental property, presenting three bedrooms and four bathrooms, making it perfect for families or small groups. Immerse yourself in Bali’s climate with a rejuvenating swimming pool. Set on 3.5 acres of land, this villa offers ample living space, complemented by exquisite finishes, making it your luxurious property. The villa is offered on a 24-year leasehold after construction with a possible extension of 25 years. Act quickly to secure your dream home – there are only two units available for sale, and construction is set to be completed by the last quarter of 2024. Don’t miss out on this opportunity.

Propertia
Bali / Uluwatu

BEAUTIFUL MEDITERRANEAN STYLE VILLA IN BALANGAN

Inventory
3 Beds
Bathrooms
4 Baths
Built Area
385 m²
Land Plot
350 m²
Tenure
Lease 24yr
Yield Curve Status

Grade C+ investment — long-term rental yields 19.9% net return annually.

Go to Source via Propertia

The Investment

Brixfox Score53
GradeC+
Brixfox Intelligence
53C+Moderate
Score Breakdown
ROI & Yield58%
Capital Growth56%
Risk Profile55%
Market Demand53%

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
+8.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-1.6%
-$30K in 5yr (-8%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.5%
$3,220/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
9.5 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$368/night
50% ($184)Brixfox estimate($368/night)200% ($736)
Occupancy
42%
10%Brixfox estimate(42%)100%

Short-Term Rental

Yearly income
$38,644
Airbnb data$368/night · 42% occupancy
Rental income
$368/night · 42% occ.
$56,121
Running costs (20%)
Utilities, cleaning, maintenance
-$11,224
Income tax (10%)
Indonesian rental income tax
-$5,612
Property tax
Annual property tax
-$641
Net income
10.5% ROI
$38,644

Long-Term Rental

Yearly income
$72,944
7 comps
Rental income
$10,601/mo
$101,767
Agency fee (10%)
Finder's fee per tenant
-$10,177
Vacancy (~8%)
1.5mo gap per tenancy
-$7,828
Income tax (10%)
Indonesian rental income tax
-$10,177
Property tax
Annual property tax
-$641
Net income
19.9% ROI
$72,944

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

True all-in investment

What the headline asking price actually costs once mandatory taxes, fees, renovation, and furnishing are added. Yields rebased onto this number — closer to what you'll really earn against what you'll really pay.

Asking price$366,358
BPHTB (freehold transfer tax)$18,318
Notary & registration$1,800
Legal / due diligence$3,664
Total acquisition costs$23,782
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$9,625
($0–$19,250)
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$42,900
All-in investment$442,665

Gross yield (asking)

15.3%

True gross yield (all-in)

12.7%

Bali estimates assume freehold (Hak Milik) acquisition via PT PMA. Leasehold (Hak Sewa) deals have lower transfer costs (~1% vs 5% BPHTB). Renovation rates calibrated to Bali contractor pricing. Working capital not included.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 24 years remaining.

$1.5M$1.1M$765K$382K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $366KPeak Capital Value: NowPaid 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 9: 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
$337K
-8%
19 years remaining
Rental Income
+$205K
Total Position
$542K
+48%
8.1%/yr
Year 10
Capital Value
$226K
-38%
14 years remaining
Rental Income
+$443K
Total Position
$669K
+83%
6.2%/yr
Year 15
Capital Value
$112K
-70%
9 years remaining
Rental Income
+$719K
Total Position
$830K
+127%
5.6%/yr
Year 20
Capital Value
$30K
-92%
4 years remaining
Rental Income
+$1.0M
Total Position
$1.1M
+192%
5.5%/yr

Location

Bali

Uluwatu, Approximate area

Loading Map...

Airbnb Comp Analysis

No nearby Airbnb listings found

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

Try one of these

Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
10.5% annual return
Occupancy
Weak
42% average occupancy
Nightly Rate
Strong
$368 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Good
350 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
24 years remaining on lease

Top Highlights

Prime location in Uluwatu — high tourist traffic
High rental yield at 10.5% — outperforms most villas in this market
Premium nightly rate of $368 — positioned in the top tier

Watch Out

Occupancy at 42% — factor in seasonal gaps
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

30% occ.
7.5%
$2,296/mo
40% occ.
10.1%
$3,079/mo
42% occ.
10.5%
$3,220/mo
current
52% occ.
13.1%
$4,003/mo

Lease Timeline

24 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 9 years while the property is still easy to sell.

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.