ATTRACTIVE MODERN VILLA IN KEDUNGU

ATTRACTIVE MODERN VILLA IN KEDUNGU

Bali, Bali

$235k

Price

6.4%

ROI

2

Bedrooms

46%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 250 m²
Build: 130 m²
Est. Revenue: $23k/yr
Avg Nightly Rate: $140

Investment Analysis

Located in peaceful Kedungu, only a short 15-minute stroll from the Kedungu Beach, this modern villa offers a contemporary atmosphere, making it an ideal retreat for anyone who seeking a relaxation. Spread across a 2.5-are expanse, this villa has two bedrooms, each with its ensuite bathroom. The closed living area ensures privacy, while the inviting swimming pool creates a serene ambiance, perfect for your peaceful retreat. The villa provides versatile spaces, including a loft that can serve as a bedroom, office, or additional living area, all with a breathtaking view of the surrounding rice fields. It features easy car access, a spacious carport, a guest toilet near the entrance for convenience, and a storage room for your belongings. The highlight? A cozy sunken living area by the pool, boasting a high ceiling for a refreshing atmosphere. Seize the moment to claim your dream home – only one unit available, freshly completed in October 2023.

Propertia
Bali / Kedungu

ATTRACTIVE MODERN VILLA IN KEDUNGU

Inventory
2 Beds
Bathrooms
3 Baths
Built Area
130 m²
Land Plot
250 m²
Tenure
Lease 25yr
Yield Curve Status

Grade C+ investment — short-term rental yields 6.8% net return annually.

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The Investment

Brixfox Score48
GradeC+
Brixfox Intelligence
48C+Moderate
Score Breakdown
ROI & Yield53%
Capital Growth50%
Risk Profile51%
Market Demand48%

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
+6.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.7%
-$8K in 5yr (-3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.8%
$1,326/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
21 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
14.7 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$140/night
50% ($70)Brixfox estimate($140/night)200% ($281)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$15,915
Airbnb data$140/night · 46% occupancy
Rental income
$140/night · 46% occ.
$23,323
Running costs (20%)
Utilities, cleaning, maintenance
-$4,665
Income tax (10%)
Indonesian rental income tax
-$2,332
Property tax
Annual property tax
-$410
Net income
6.8% ROI
$15,915

Long-Term Rental

Yearly income
$13,491
32 comps
Rental income
$2,003/mo
$19,226
Agency fee (10%)
Finder's fee per tenant
-$1,923
Vacancy (~8%)
1.5mo gap per tenancy
-$1,479
Income tax (10%)
Indonesian rental income tax
-$1,923
Property tax
Annual property tax
-$410
Net income
5.8% ROI
$13,491

Short-term rental earns 1.2x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 25 years remaining.

$667K$500K$334K$167K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $235KPeak 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 13: 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
$227K
-3%
20 years remaining
Rental Income
+$84K
Total Position
$311K
+33%
5.8%/yr
Year 10
Capital Value
$158K
-33%
15 years remaining
Rental Income
+$182K
Total Position
$340K
+45%
3.8%/yr
Year 15
Capital Value
$81K
-65%
10 years remaining
Rental Income
+$296K
Total Position
$377K
+61%
3.2%/yr
Year 20
Capital Value
$24K
-90%
5 years remaining
Rental Income
+$428K
Total Position
$451K
+92%
3.3%/yr

Location

Bali

Kedungu, Approximate area

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Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.8% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Good
$140 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
250 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
25 years remaining on lease

Top Highlights

Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 46% — 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

30% occ.
4.4%
$862/mo
40% occ.
5.9%
$1,160/mo
46% occ.
6.8%
$1,326/mo
current
56% occ.
8.3%
$1,625/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.