9-Bedroom Estate in Bedulu – Expansive Leasehold Opportunity

9-Bedroom Estate in Bedulu – Expansive Leasehold Opportunity

Bali, Bali

$2.0M

Price

6.3%

ROI

9

Bedrooms

63%

Occupancy

9 Bathrooms
Ownership: leasehold
Land: 2899 m²
Build: 567 m²
Est. Revenue: $185k/yr
Avg Nightly Rate: $798

Investment Analysis

Located in the peaceful and cultural heart of Bedulu, this impressive estate offers a rare combination of space, functionality, and long-term leasehold security. Perfectly suited for a private residence, retreat center, or luxury rental investment, the property spans nearly 3,000 sqm of land with over 500 sqm of elegant built space.

Villas of Bali
Bali / Bedulu
Long Lease

9-Bedroom Estate in Bedulu – Expansive Leasehold Opportunity

Inventory
9 Beds
Bathrooms
9 Baths
Built Area
567 m²
Land Plot
2899 m²
Tenure
Lease 42yr
Yield Curve Status

Grade C investment — short-term rental yields 6.4% net return annually.

Go to Source via Villas of Bali

The Investment

Brixfox Score0
Grade—
Brixfox Intelligence
0—Weak
Score Breakdown
ROI & Yield0%
Capital Growth0%
Risk Profile5%
Market Demand0%

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
+9.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.2%
+$315K in 5yr (+16%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.4%
$10,484/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
15.7 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$798/night
50% ($399)Brixfox estimate($798/night)200% ($1596)
Occupancy
63%
10%Brixfox estimate(63%)100%

Short-Term Rental

Yearly income
$125,814
Airbnb data$798/night · 63% occupancy
Rental income
$798/night · 63% occ.
$184,672
Running costs (20%)
Utilities, cleaning, maintenance
-$36,934
Income tax (10%)
Indonesian rental income tax
-$18,467
Property tax
Annual property tax
-$3,457
Net income
6.4% ROI
$125,814

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

Growth & Exit Strategy

How your investment grows over time

Leasehold with 42 years remaining.

$11.9M$8.9M$5.9M$3.0M$0Yr 0Yr 10Yr 20Yr 30Yr 40Purchase PriceIlliquid zoneUnsellableToday: $2.0MPeak Capital Value: Yr 17 ($2.9M)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 14: 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
$2.3M
+16%
37 years remaining
Rental Income
+$668K
Total Position
$3.0M
+50%
8.4%/yr
Year 10
Capital Value
$2.7M
+34%
32 years remaining
Rental Income
+$1.4M
Total Position
$4.1M
+107%
7.6%/yr
Year 15
Capital Value
$2.9M
+46%
27 years remaining
Rental Income
+$2.3M
Total Position
$5.2M
+165%
6.7%/yr
Year 20
Capital Value
$2.9M
+46%
22 years remaining
Rental Income
+$3.4M
Total Position
$6.3M
+217%
5.9%/yr

Location

Bali

Bedulu, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.4% annual return
Occupancy
Good
63% average occupancy
Nightly Rate
Strong
$798 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Strong
2899 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
42 years remaining on lease

Top Highlights

Premium nightly rate of $798 — positioned in the top tier
Generous 2899 m² land — room for expansion or amenities
42+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
Visual appeal is below average — photos may not compete well on Airbnb listings

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

43% occ.
4.3%
$7,018/mo
53% occ.
5.3%
$8,717/mo
63% occ.
6.3%
$10,416/mo
current
73% occ.
7.4%
$12,115/mo

Lease Timeline

42 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.