Huge 5 bedroom Villa in Sanur

Huge 5 bedroom Villa in Sanur

Bali, Bali

$364k

Price

15.1%

ROI

5

Bedrooms

45%

Occupancy

5 Bathrooms
Ownership: leasehold
Land: 997 m²
Build: 299 m²
Est. Revenue: $83k/yr
Avg Nightly Rate: $502

Investment Analysis

Nestled in a serene and peaceful location in Sanur, this stunning villa offers the perfect blend of space, privacy, and investment potential.

Villas of Bali
Bali / Sanur

Huge 5 bedroom Villa in Sanur

Inventory
5 Beds
Bathrooms
5 Baths
Built Area
299 m²
Land Plot
997 m²
Tenure
Lease 14yr
Yield Curve Status

Grade B investment — short-term rental yields 15.8% net return annually.

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The Investment

Brixfox Score60
GradeB
Brixfox Intelligence
60BStrong
Score Breakdown
ROI & Yield66%
Capital Growth63%
Risk Profile62%
Market Demand60%

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
+5.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-10.1%
-$185K in 5yr (-51%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
15.8%
$4,785/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
6.3 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$502/night
50% ($251)Brixfox estimate($502/night)200% ($1003)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$57,415
Airbnb data$502/night · 45% occupancy
Rental income
$502/night · 45% occ.
$82,932
Running costs (20%)
Utilities, cleaning, maintenance
-$16,586
Income tax (10%)
Indonesian rental income tax
-$8,293
Property tax
Annual property tax
-$637
Net income
15.8% ROI
$57,415

Long-Term Rental

Yearly income
$55,264
9 comps
Rental income
$8,053/mo
$77,311
Agency fee (10%)
Finder's fee per tenant
-$7,731
Vacancy (~8%)
1.5mo gap per tenancy
-$5,947
Income tax (10%)
Indonesian rental income tax
-$7,731
Property tax
Annual property tax
-$637
Net income
15.2% ROI
$55,264

Short-term rental earns 1.0x 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$364,198
BPHTB (freehold transfer tax)$18,210
Notary & registration$1,800
Legal / due diligence$3,642
Total acquisition costs$23,652
Renovation (~$130/m², from finish level)
Estimated from finish level — mid-range usually needs light refresh.		$38,870
($23,920–$53,820)
Furnishing & STR launch
5bd × $3,500 base + appliances, electronics, outdoor, licence, photography, linens.		$34,900
All-in investment$461,620

Gross yield (asking)

22.8%

True gross yield (all-in)

18.0%

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 14 years remaining.

$1.1M$846K$564K$282K$0Yr 0Yr 5Yr 10Purchase PriceIlliquid zoneUnsellableToday: $364KPeak 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 6: 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
$179K
-51%
9 years remaining
Rental Income
+$305K
Total Position
$484K
+33%
5.9%/yr
Year 10
Capital Value
$49K
-87%
4 years remaining
Rental Income
+$658K
Total Position
$707K
+94%
6.9%/yr
Leasehold Alert
Only 14 years remaining — very difficult to resell. The best strategy is to maximise rental income and factor lease renewal (~$50–150K) into your ROI.

Location

Bali

Sanur, Approximate area

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Villa Scorecard

Location
Good
Popular area with steady demand
Rental Yield
Strong
15.8% annual return
Occupancy
Average
45% average occupancy
Nightly Rate
Strong
$502 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Strong
997 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Average
14 years remaining on lease

Top Highlights

High rental yield at 15.8% — outperforms most villas in this market
Premium nightly rate of $502 — positioned in the top tier
Generous 997 m² land — room for expansion or amenities

Watch Out

Occupancy at 45% — factor in seasonal gaps
STR zoning not confirmed — verify before purchasing for short-term rental use

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.
10.4%
$3,151/mo
40% occ.
13.9%
$4,219/mo
45% occ.
15.8%
$4,785/mo
current
55% occ.
19.3%
$5,853/mo

Lease Timeline

14 years remaining
Illiquid Zone

Only 14 years left — very difficult to resell. Consider maximizing rental income or negotiating a lease extension (~$50-150K).

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.