2 bedrooms villa for investment

2 bedrooms villa for investment

Bali, Bali

$265k

Price

8.0%

ROI

2

Bedrooms

49%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 290 m²
Build: 126 m²
Est. Revenue: $29k/yr
Avg Nightly Rate: $164

Investment Analysis

Discover the perfect blend of modern design and tropical living with this charming 2-bedroom villa, ideally situated in a quiet residential enclave of Seminyak. Just moments from Bali’s finest restaurants, shops, and beaches, this property offers an attractive opportunity for personal use or long-term rental investment.

Villas of Bali
Bali / Seminyak

2 bedrooms villa for investment

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
126 m²
Land Plot
290 m²
Tenure
Lease 16yr
Yield Curve Status

Grade C+ investment — short-term rental yields 7.5% 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%

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
-1.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-8.6%
-$115K in 5yr (-43%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.5%
$1,667/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
13.3 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$164/night
50% ($82)Brixfox estimate($164/night)200% ($329)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Yearly income
$20,009
Airbnb data$164/night · 49% occupancy
Rental income
$164/night · 49% occ.
$29,248
Running costs (20%)
Utilities, cleaning, maintenance
-$5,850
Income tax (10%)
Indonesian rental income tax
-$2,925
Property tax
Annual property tax
-$465
Net income
7.5% ROI
$20,009

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

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$265,432
BPHTB (freehold transfer tax)$13,272
Notary & registration$1,800
Legal / due diligence$2,654
Total acquisition costs$17,726
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$3,150
($0–$6,300)
Furnishing & STR launch
2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$35,700
All-in investment$322,008

Gross yield (asking)

11.0%

True gross yield (all-in)

9.1%

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 16 years remaining.

$464K$348K$232K$116K$0Yr 0Yr 5Yr 10Yr 15Purchase PriceIlliquid zoneUnsellableToday: $265KPeak Capital Value: NowPaid back
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 5
Capital Value
$151K
-43%
11 years remaining
Rental Income
+$106K
Total Position
$257K
-3%
-0.6%/yr
Year 10
Capital Value
$56K
-79%
6 years remaining
Rental Income
+$229K
Total Position
$285K
+7%
0.7%/yr
Year 15
Capital Value
$8K
-97%
1 years remaining
Rental Income
+$372K
Total Position
$380K
+43%
2.4%/yr
Leasehold Alert
With 16 years remaining, the property is approaching the illiquid zone. Consider your exit strategy within the next 1 years.

Location

Bali

Seminyak, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Good
7.5% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Good
$164 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
290 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
16 years remaining on lease

Top Highlights

Prime location in Seminyak — high tourist traffic
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Occupancy at 49% — factor in seasonal gaps
Compact plot at 290 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

30% occ.
4.6%
$1,011/mo
40% occ.
6.2%
$1,361/mo
49% occ.
7.5%
$1,667/mo
current
59% occ.
9.1%
$2,017/mo

Lease Timeline

16 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 1 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.