Freehold – Luxury villa in Jimbaran with ocean view

Freehold – Luxury villa in Jimbaran with ocean view

Bali, Bali

$1.8M

Price

1.9%

ROI

4

Bedrooms

22%

Occupancy

5 Bathrooms
Ownership: freehold
Land: 800 m²
Build: 800 m²
Est. Revenue: $33k/yr
Avg Nightly Rate: $412

Investment Analysis

This 4 bedroom luxury villa is located on a hilltop in Jimbaran, set on 800 sqm of land with 800 sqm of building size across four levels including rooftop. Offering panoramic views of the ocean, airport, and Mount Agung, the property features private theater, gym, and extensive facilities, ideal for exclusive residence or high end rental investment.

Villas of Bali
Bali / Jimbaran

Freehold – Luxury villa in Jimbaran with ocean view

Inventory
4 Beds
Bathrooms
5 Baths
Built Area
800 m²
Land Plot
800 m²
Tenure
Freehold
Yield Curve Status

Grade C+ investment — long-term rental yields 2.4% net return annually.

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The Investment

Brixfox Score54
GradeC+
Brixfox Intelligence
54C+Moderate
Score Breakdown
ROI & Yield59%
Capital Growth57%
Risk Profile56%
Market Demand54%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+5.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$395K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.1%
$1,687/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
90.0 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$412/night
50% ($206)Brixfox estimate($412/night)200% ($825)
Occupancy
22%
10%Brixfox estimate(22%)100%

Short-Term Rental

Yearly income
$20,241
Airbnb data$412/night · 22% occupancy
Rental income
$412/night · 22% occ.
$33,468
Running costs (20%)
Utilities, cleaning, maintenance
-$6,694
Income tax (10%)
Indonesian rental income tax
-$3,347
Property tax
Annual property tax
-$3,187
Net income
1.1% ROI
$20,241

Long-Term Rental

Yearly income
$44,330
7 comps
Rental income
$6,845/mo
$65,715
Agency fee (10%)
Finder's fee per tenant
-$6,571
Vacancy (~8%)
1.5mo gap per tenancy
-$5,055
Income tax (10%)
Indonesian rental income tax
-$6,571
Property tax
Annual property tax
-$3,187
Net income
2.4% ROI
$44,330

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$1,820,988
BPHTB (freehold transfer tax)$91,049
Notary & registration$1,800
Legal / due diligence$18,210
Total acquisition costs$111,059
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$20,000
($0–$40,000)
Furnishing & STR launch
4bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$50,100
All-in investment$2,002,147

Gross yield (asking)

1.8%

True gross yield (all-in)

1.7%

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

Freehold — 4%/yr appreciation in Bali.

$7.9M$5.9M$3.9M$2.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $1.8M
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.
2x return
Year 15: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.2M
+22%
Rental Income
+$107K
Total Position
$2.3M
+28%
5.0%/yr
Year 10
Capital Value
$2.7M
+48%
Rental Income
+$232K
Total Position
$2.9M
+61%
4.9%/yr
Year 20
Capital Value
$4.0M
+119%
Rental Income
+$544K
Total Position
$4.5M
+149%
4.7%/yr
Year 30
Capital Value
$5.9M
+224%
Rental Income
+$963K
Total Position
$6.9M
+277%
4.5%/yr

Location

Bali

Jimbaran, Approximate area

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Villa Scorecard

Location
Good
Popular area with steady demand
Rental Yield
Weak
1.1% annual return
Occupancy
Weak
22% average occupancy
Nightly Rate
Strong
$412 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
800 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $412 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 800 m² land — room for expansion or amenities

Watch Out

Yield of 1.1% is below the market average — model your cashflow carefully
Occupancy at 22% — factor in seasonal gaps

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%
$2,369/mo
40% occ.
2.1%
$3,247/mo
22% occ.
1.1%
$1,687/mo
current
32% occ.
1.7%
$2,565/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.