Off-plan 5 bedrooms villa in Sanur Beachside

Off-plan 5 bedrooms villa in Sanur Beachside

Bali, Bali

$502k

Price

16.3%

ROI

5

Bedrooms

52%

Occupancy

5 Bathrooms
Ownership: leasehold
Land: 293 m²
Build: 290.47 m²
Est. Revenue: $88k/yr
Avg Nightly Rate: $463

Investment Analysis

Located in the peaceful Sanur Beachside, this modern villa combines contemporary with a warm design for family. With open living spaces, natural wood touches, and lush greenery, it offers both comfort and style. Ideal for a home or investment, this prime location is perfect for long-term living or rental income.

Villas of Bali
Bali / Sanur

Off-plan 5 bedrooms villa in Sanur Beachside

Inventory
5 Beds
Bathrooms
5 Baths
Built Area
290.47 m²
Land Plot
293 m²
Tenure
Lease 28yr
Yield Curve Status

Grade B+ investment — short-term rental yields 12.1% net return annually.

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The Investment

Brixfox Score66
GradeB+
Brixfox Intelligence
66B+Strong
Score Breakdown
ROI & Yield73%
Capital Growth69%
Risk Profile68%
Market Demand66%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+12.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.3%
+$7K in 5yr (+1%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
12.1%
$5,080/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
8.2 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$463/night
50% ($232)Brixfox estimate($463/night)200% ($926)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Yearly income
$60,966
Airbnb data$463/night · 52% occupancy
Rental income
$463/night · 52% occ.
$88,349
Running costs (20%)
Utilities, cleaning, maintenance
-$17,670
Income tax (10%)
Indonesian rental income tax
-$8,835
Property tax
Annual property tax
-$879
Net income
12.1% ROI
$60,966

Long-Term Rental

Yearly income
$20,124
7 comps
Rental income
$3,026/mo
$29,047
Agency fee (10%)
Finder's fee per tenant
-$2,905
Vacancy (~8%)
1.5mo gap per tenancy
-$2,234
Income tax (10%)
Indonesian rental income tax
-$2,905
Property tax
Annual property tax
-$879
Net income
4.0% ROI
$20,124

Short-term rental earns 3.0x 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$502,002
BPHTB (freehold transfer tax)$25,100
Notary & registration$1,800
Legal / due diligence$5,020
Total acquisition costs$31,920
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$7,262
($0–$14,524)
Furnishing & STR launch
5bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$57,300
All-in investment$598,484

Gross yield (asking)

17.6%

True gross yield (all-in)

14.8%

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 28 years remaining.

$3.0M$2.3M$1.5M$752K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $502KPeak Capital Value: Yr 3 ($514K)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 8: 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
$509K
+1%
23 years remaining
Rental Income
+$324K
Total Position
$833K
+66%
10.7%/yr
Year 10
Capital Value
$443K
-12%
18 years remaining
Rental Income
+$699K
Total Position
$1.1M
+127%
8.6%/yr
Year 15
Capital Value
$285K
-43%
13 years remaining
Rental Income
+$1.1M
Total Position
$1.4M
+183%
7.2%/yr
Year 20
Capital Value
$132K
-74%
8 years remaining
Rental Income
+$1.6M
Total Position
$1.8M
+253%
6.5%/yr

Location

Bali

Sanur, Approximate area

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Villa Scorecard

Location
Good
Popular area with steady demand
Rental Yield
Strong
12.1% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Strong
$463 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Average
293 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
28 years remaining on lease

Top Highlights

High rental yield at 12.1% — outperforms most villas in this market
Premium nightly rate of $463 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

Occupancy at 52% — factor in seasonal gaps
Compact plot at 293 m² — limited expansion potential

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

32% occ.
7.4%
$3,108/mo
42% occ.
9.8%
$4,094/mo
52% occ.
12.1%
$5,080/mo
current
62% occ.
14.5%
$6,067/mo

Lease Timeline

28 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.