2 Bedrooms mediteranian villa in Central West Sanur

2 Bedrooms mediteranian villa in Central West Sanur

Bali, Bali

$157k

Price

7.0%

ROI

2

Bedrooms

49%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 130 m²
Build: 115 m²
Est. Revenue: $24k/yr
Avg Nightly Rate: $136

Investment Analysis

This home is ideally located in Sanur, a charming area known for its relaxed atmosphere and vibrant surroundings. Just 15 minutes from the beach, you’ll enjoy quick access to the serene coastline. Nearby cafes and a supermarket are within walking distance, adding convenience to your daily life.

Villas of Bali
Bali / Sanur

2 Bedrooms mediteranian villa in Central West Sanur

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
115 m²
Land Plot
130 m²
Tenure
Lease 23yr
Yield Curve Status

Grade C+ investment — short-term rental yields 10.7% net return annually.

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The Investment

Brixfox Score46
GradeC+
Brixfox Intelligence
46C+Moderate
Score Breakdown
ROI & Yield51%
Capital Growth48%
Risk Profile49%
Market Demand46%

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
+8.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-2.6%
-$21K in 5yr (-13%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.7%
$1,399/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
9.4 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$136/night
50% ($68)Brixfox estimate($136/night)200% ($272)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Yearly income
$16,790
Airbnb data$136/night · 49% occupancy
Rental income
$136/night · 49% occ.
$24,380
Running costs (20%)
Utilities, cleaning, maintenance
-$4,876
Income tax (10%)
Indonesian rental income tax
-$2,438
Property tax
Annual property tax
-$275
Net income
10.7% ROI
$16,790

Long-Term Rental

Yearly income
$8,699
39 comps
Rental income
$1,293/mo
$12,412
Agency fee (10%)
Finder's fee per tenant
-$1,241
Vacancy (~8%)
1.5mo gap per tenancy
-$955
Income tax (10%)
Indonesian rental income tax
-$1,241
Property tax
Annual property tax
-$275
Net income
5.5% ROI
$8,699

Short-term rental earns 1.9x 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$157,407
BPHTB (freehold transfer tax)$7,870
Notary & registration$1,800
Legal / due diligence$1,574
Total acquisition costs$11,244
Renovation (~$130/m², from finish level)
Estimated from finish level — mid-range usually needs light refresh.		$14,950
($9,200–$20,700)
Furnishing & STR launch
2bd × $3,500 base + appliances, electronics, outdoor, licence, photography, linens.		$22,300
All-in investment$205,901

Gross yield (asking)

15.5%

True gross yield (all-in)

11.8%

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 23 years remaining.

$627K$470K$313K$157K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $157KPeak 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 9: 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
$137K
-13%
18 years remaining
Rental Income
+$89K
Total Position
$226K
+44%
7.5%/yr
Year 10
Capital Value
$88K
-44%
13 years remaining
Rental Income
+$192K
Total Position
$281K
+78%
6.0%/yr
Year 15
Capital Value
$41K
-74%
8 years remaining
Rental Income
+$312K
Total Position
$353K
+124%
5.5%/yr
Year 20
Capital Value
$10K
-94%
3 years remaining
Rental Income
+$451K
Total Position
$461K
+193%
5.5%/yr

Location

Bali

Sanur, Approximate area

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Airbnb Match Identified

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Awaken Your Mind & Body at Solari Butterfly Villa
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Awaken Your Mind & Body at Solari Butterfly Villa

—Rating
9Reviews
$124/Night
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Active Rental Income Detected

This villa is actively listed on Airbnb at $124/night with 9 reviews. This is a newer listing building its reputation.

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Villa Scorecard

Location
Good
Popular area with steady demand
Rental Yield
Strong
10.7% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Good
$136 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
130 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
23 years remaining on lease

Top Highlights

High rental yield at 10.7% — outperforms most villas in this market

Watch Out

Occupancy at 49% — factor in seasonal gaps
Compact plot at 130 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.
6.4%
$844/mo
40% occ.
8.6%
$1,133/mo
49% occ.
10.7%
$1,399/mo
current
59% occ.
12.9%
$1,688/mo

Lease Timeline

23 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 8 years while the property is still easy to sell.

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.