Off-plan 4 bedrooms villa in Sanur Beachside

Off-plan 4 bedrooms villa in Sanur Beachside

Bali, Bali

$562k

Price

8.2%

ROI

4

Bedrooms

45%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 267 m²
Build: 267 m²
Est. Revenue: $59k/yr
Avg Nightly Rate: $356

Investment Analysis

Off-plan 4 bedrooms villa in Sanur Beachside SA438L Asking price IDR 9.100.000.000 Contract 28 years 11 months leasehold Bedroom 4 bedrooms Land size 267m 2 Location Sanur Offers a strategic location that perfectly balances tranquility and convenience, making it an excellent choice for a villa leasehold. Situated in a well-developed neighborhood , this area provides easy access to Sanur Beach , vibrant cafes, fine dining restaurants, and essential amenities such as supermarkets and medical centers. Its proximity to Bypass Ngurah Rai ensures seamless connectivity to other parts of Bali, including Ngurah Rai International Airport , which is just a short drive away. Whether for residential living or a profitable investment, this sought-after location blends modern conveniences with a relaxed coastal lifestyle , making it highly attractive for long-term stays. Property Details: Land Size: 267 sqm Building Style: Modern French-style villa Floors: Two stories Bedrooms: 4 Bathrooms: 4 Location: Walking distance to the beach, jogging track, restaurants, and bars 7-minute walk to restaurants and spas 5-minute drive to the nearest hospital 6 minutes to supermarkets 20 minutes to the airport Features & Amenities: Spacious & homely design , perfect for long-term living Quiet yet strategic location , near Sanur’s attractions but away from crowds Great investment potential with strong rental demand Investment Opportunity: If you are looking for an excellent investment opportunity or a beautiful home in Sanur beachside, this villa is the perfect choice. Nestled in a strategic and tranquil area. This villa is an ideal choice for investors looking for a high-demand rental property or those seeking a comfortable home in Sanur’s prime area. Don’t hesitate to contact us for more details! Read more Ammenities Swimming Pool Private Parking/Carport Area Walking Distance to Beach Location Contact Ask us about this villa via Whatsapp USEFUL LINKS FREEHOLD VILLAS LEASEHOLD VILLAS FAQ HOUSE PURCHASE RULES IN BALI CONTACT US LIST MY PROPERTY YEARLY RENTALS BALI VILLA MANAGEMENT PARTNERS CONTACT US ADDRESS: Jl. Raya Kerobokan No.120, Kerobokan Kelod, Bali, 80361 WHATSAPP: +62 811 3960 8685 EMAIL: info@balivillasales.com Copyright 2026 Bali Villa Sales All Rights Reserved. Arabic Chinese (Simplified) Dutch English French German Hindi Hungarian Indonesian Italian Japanese Korean Polish Portuguese Russian Spanish Turkish Ukrainian English × Subscribe to new villas Subscribe today and we will send you any new property that match to your filter right in your inbox

Villas of Bali
Bali / Sanur

Off-plan 4 bedrooms villa in Sanur Beachside

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
267 m²
Land Plot
267 m²
Tenure
Lease 28yr
Yield Curve Status

Grade C investment — short-term rental yields 7.2% net return annually.

Go to Source via Villas of Bali

The Investment

Brixfox Score39
GradeC
Brixfox Intelligence
39CModerate
Score Breakdown
ROI & Yield43%
Capital Growth41%
Risk Profile42%
Market Demand39%

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.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+7.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.3%
+$8K in 5yr (+1%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.2%
$3,351/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
18 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
14.0 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$356/night
50% ($178)Brixfox estimate($356/night)200% ($712)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$40,207
Airbnb data$356/night · 45% occupancy
Rental income
$356/night · 45% occ.
$58,843
Running costs (20%)
Utilities, cleaning, maintenance
-$11,769
Income tax (10%)
Indonesian rental income tax
-$5,884
Property tax
Annual property tax
-$983
Net income
7.2% ROI
$40,207

Long-Term Rental

Yearly income
$17,625
26 comps
Rental income
$2,681/mo
$25,734
Agency fee (10%)
Finder's fee per tenant
-$2,573
Vacancy (~8%)
1.5mo gap per tenancy
-$1,980
Income tax (10%)
Indonesian rental income tax
-$2,573
Property tax
Annual property tax
-$983
Net income
3.1% ROI
$17,625

Short-term rental earns 2.3x 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$561,728
BPHTB (freehold transfer tax)$28,086
Notary & registration$1,800
Legal / due diligence$5,617
Total acquisition costs$35,503
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$6,675
($0–$13,350)
Furnishing & STR launch
4bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$50,100
All-in investment$654,006

Gross yield (asking)

10.5%

True gross yield (all-in)

9.0%

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 28 years remaining.

$2.0M$1.5M$993K$496K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $562KPeak Capital Value: Yr 3 ($575K)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 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
$570K
+1%
23 years remaining
Rental Income
+$213K
Total Position
$783K
+39%
6.9%/yr
Year 10
Capital Value
$495K
-12%
18 years remaining
Rental Income
+$461K
Total Position
$956K
+70%
5.5%/yr
Year 15
Capital Value
$319K
-43%
13 years remaining
Rental Income
+$748K
Total Position
$1.1M
+90%
4.4%/yr
Year 20
Capital Value
$148K
-74%
8 years remaining
Rental Income
+$1.1M
Total Position
$1.2M
+119%
4.0%/yr

Location

Bali

Sanur, Approximate area

Loading Map...

Airbnb Comp Analysis

No nearby Airbnb listings found

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

Try one of these

Villa Scorecard

Location
Good
Popular area with steady demand
Rental Yield
Good
7.2% annual return
Occupancy
Average
45% average occupancy
Nightly Rate
Strong
$356 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
267 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
28 years remaining on lease

Top Highlights

Premium nightly rate of $356 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
28+ year lease — strong tenure runway

Watch Out

Occupancy at 45% — factor in seasonal gaps
Compact plot at 267 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

30% occ.
4.7%
$2,192/mo
40% occ.
6.3%
$2,950/mo
45% occ.
7.2%
$3,351/mo
current
55% occ.
8.8%
$4,109/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.