2 bedroom Villa close to Balangan Beach

2 bedroom Villa close to Balangan Beach

Bali, Bali

$210k

Price

7.4%

ROI

2

Bedrooms

69%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 148 m²
Build: 133.5 m²
Est. Revenue: $23k/yr
Avg Nightly Rate: $91

Investment Analysis

This off-plan 2-bedroom villa in Balangan combines modern tropical design with a strategic location just minutes from the beach.

Villas of Bali
Bali / Balangan

2 bedroom Villa close to Balangan Beach

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
133.5 m²
Land Plot
148 m²
Tenure
Lease 23yr
Yield Curve Status

Grade C investment — short-term rental yields 7.4% net return annually.

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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
+4.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-2.6%
-$27K in 5yr (-13%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.4%
$1,303/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
20 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
13.4 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$91/night
50% ($46)Brixfox estimate($91/night)200% ($182)
Occupancy
69%
10%Brixfox estimate(69%)100%

Short-Term Rental

Yearly income
$15,635
Airbnb data$91/night · 69% occupancy
Rental income
$91/night · 69% occ.
$22,860
Running costs (20%)
Utilities, cleaning, maintenance
-$4,572
Income tax (10%)
Indonesian rental income tax
-$2,286
Property tax
Annual property tax
-$367
Net income
7.4% ROI
$15,635

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 23 years remaining.

$584K$438K$292K$146K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $210KPeak 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 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
$182K
-13%
18 years remaining
Rental Income
+$83K
Total Position
$265K
+26%
4.8%/yr
Year 10
Capital Value
$118K
-44%
13 years remaining
Rental Income
+$179K
Total Position
$297K
+41%
3.5%/yr
Year 15
Capital Value
$54K
-74%
8 years remaining
Rental Income
+$291K
Total Position
$345K
+65%
3.4%/yr
Year 20
Capital Value
$14K
-94%
3 years remaining
Rental Income
+$420K
Total Position
$434K
+107%
3.7%/yr

Location

Bali

Balangan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.4% annual return
Occupancy
Good
69% average occupancy
Nightly Rate
Average
$91 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Weak
148 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
23 years remaining on lease

Watch Out

Secondary location — rental demand may be lower than premium areas
ADR of $91 limits revenue ceiling — consider repositioning potential

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

49% occ.
5.3%
$919/mo
59% occ.
6.4%
$1,113/mo
69% occ.
7.5%
$1,306/mo
current
79% occ.
8.6%
$1,500/mo

Lease Timeline

23 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 8 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.