Exclusive 1-Bedroom Villa for Sale Leasehold

Exclusive 1-Bedroom Villa for Sale Leasehold

Bali, Bali

$109k

Price

5.8%

ROI

1

Bedrooms

57%

Occupancy

Ownership: leasehold
Land: 49 m²
Build: 34.3 m²
Est. Revenue: $16k/yr
Avg Nightly Rate: $75

Investment Analysis

This new boutique villa development offers 9 stylish units in the highly desirable Padonan area, just minutes from the beach and Canggu’s vibrant center.

Villas of Bali
Bali / Padonan

Exclusive 1-Bedroom Villa for Sale Leasehold

Inventory
1 Beds
Bathrooms
0 Baths
Built Area
34.3 m²
Land Plot
49 m²
Tenure
Lease 25yr
Yield Curve Status

Grade B investment — short-term rental yields 9.8% net return annually.

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The Investment

Brixfox Score56
GradeB
Brixfox Intelligence
56BStrong
Score Breakdown
ROI & Yield62%
Capital Growth59%
Risk Profile58%
Market Demand56%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+9.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.7%
-$4K in 5yr (-3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.8%
$891/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
10.2 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$75/night
50% ($37)Brixfox estimate($75/night)200% ($150)
Occupancy
57%
10%Brixfox estimate(57%)100%

Short-Term Rental

Yearly income
$10,691
Airbnb data$75/night · 57% occupancy
Rental income
$75/night · 57% occ.
$15,545
Running costs (20%)
Utilities, cleaning, maintenance
-$3,109
Income tax (10%)
Indonesian rental income tax
-$1,555
Property tax
Annual property tax
-$191
Net income
9.8% ROI
$10,691

Long-Term Rental

Yearly income
$7,354
50 comps
Rental income
$1,087/mo
$10,434
Agency fee (10%)
Finder's fee per tenant
-$1,043
Vacancy (~8%)
1.5mo gap per tenancy
-$803
Income tax (10%)
Indonesian rental income tax
-$1,043
Property tax
Annual property tax
-$191
Net income
6.7% ROI
$7,354

Short-term rental earns 1.5x more but requires active management.

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$109,000
BPHTB (freehold transfer tax)$5,450
Notary & registration$1,800
Legal / due diligence$1,500
Total acquisition costs$8,750
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$857
($0–$1,715)
Furnishing & STR launch
1bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$28,500
All-in investment$147,107

Gross yield (asking)

14.3%

True gross yield (all-in)

10.6%

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 25 years remaining.

$448K$336K$224K$112K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $109KPeak 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 10: 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
$105K
-3%
20 years remaining
Rental Income
+$57K
Total Position
$162K
+49%
8.3%/yr
Year 10
Capital Value
$73K
-33%
15 years remaining
Rental Income
+$123K
Total Position
$196K
+80%
6.0%/yr
Year 15
Capital Value
$38K
-65%
10 years remaining
Rental Income
+$199K
Total Position
$237K
+117%
5.3%/yr
Year 20
Capital Value
$11K
-90%
5 years remaining
Rental Income
+$287K
Total Position
$298K
+174%
5.2%/yr

Location

Bali

Padonan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
9.8% annual return
Occupancy
Average
57% average occupancy
Nightly Rate
Average
$75 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
49 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
25 years remaining on lease

Top Highlights

High rental yield at 9.8% — outperforms most villas in this market
Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 57% — factor in seasonal gaps

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

37% occ.
6.3%
$572/mo
47% occ.
8.1%
$731/mo
57% occ.
9.8%
$891/mo
current
67% occ.
11.6%
$1,050/mo

Lease Timeline

25 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.