11 Years Lease hold

11 Years Lease hold

Bali, Bali

$189k

Price

15.6%

ROI

3

Bedrooms

37%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 40000 m²
Est. Revenue: $34k/yr
Avg Nightly Rate: $255

Investment Analysis

Experience the Authentic Bali Villa Nestled in Ubud’s uplands, the heart of Bali’s traditional arts and culture, The Villa offers a luxurious sanctuary amidst verdant jungles and terraced rice paddies. Named after its pristine beauty and the flowing river behind it, this designer dwelling is a haven of tranquility and authentic Balinese charm. The expansive 400 square Meter villa emerged from the harmonious renovation of two older Balinese-style houses, offering three bedrooms, three and a half bathrooms, various lounging areas, a spacious office, a large dance/yoga room, and serene open living spaces. The enchanting garden, with a meditation/massage balé overlooking the river, invites a journey into nirvana, while the swimming pool offers a refreshing retreat.

Villas of Bali
Bali / Ubud
Commercial Zone

11 Years Lease hold

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
0 m²
Land Plot
40000 m²
Tenure
Lease 11yr
Yield Curve Status

Grade C+ investment — long-term rental yields 30.0% net return annually.

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The Investment

Brixfox Score47
GradeC+
Brixfox Intelligence
47C+Moderate
Score Breakdown
ROI & Yield52%
Capital Growth49%
Risk Profile50%
Market Demand47%

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
-0.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-12.6%
-$119K in 5yr (-63%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
12.5%
$1,963/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
8.0 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$255/night
50% ($127)Brixfox estimate($255/night)200% ($510)
Occupancy
37%
10%Brixfox estimate(37%)100%

Short-Term Rental

Yearly income
$23,561
Airbnb data$255/night · 37% occupancy
Rental income
$255/night · 37% occ.
$34,132
Running costs (20%)
Utilities, cleaning, maintenance
-$6,826
Income tax (10%)
Indonesian rental income tax
-$3,413
Property tax
Annual property tax
-$331
Net income
12.5% ROI
$23,561

Long-Term Rental

Yearly income
$220,429
11 comps
Rental income
$31,803/mo
$305,306
Agency fee (10%)
Finder's fee per tenant
-$30,531
Vacancy (~8%)
1.5mo gap per tenancy
-$23,485
Income tax (10%)
Indonesian rental income tax
-$30,531
Property tax
Annual property tax
-$331
Net income
30.0% ROI
$220,429

Long-term rental earns more with lower risk and less effort.

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$189,000
BPHTB (freehold transfer tax)$9,450
Notary & registration$1,800
Legal / due diligence$1,890
Total acquisition costs$13,140
RenovationMove-in ready
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$42,900
All-in investment$245,040

Gross yield (asking)

18.1%

True gross yield (all-in)

13.9%

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 11 years remaining.

$347K$260K$174K$87K$0Yr 0Yr 5Yr 10Purchase PriceIlliquid zoneUnsellableToday: $189KPeak Capital Value: NowPaid back
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
$70K
-63%
6 years remaining
Rental Income
+$125K
Total Position
$195K
+3%
0.6%/yr
Year 10
Capital Value
$10K
-95%
1 years remaining
Rental Income
+$270K
Total Position
$280K
+48%
4.0%/yr
Leasehold Alert
Only 11 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

Ubud, Approximate area

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Villa Scorecard

Location
Good
Popular area with steady demand
Rental Yield
Strong
12.5% annual return
Occupancy
Weak
37% average occupancy
Nightly Rate
Strong
$255 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
40000 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Average
11 years remaining on lease

Top Highlights

High rental yield at 12.5% — outperforms most villas in this market
Premium nightly rate of $255 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

Occupancy at 37% — factor in seasonal gaps
11 years left on lease — impacts resale value and financing

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.
10.2%
$1,600/mo
40% occ.
13.6%
$2,142/mo
37% occ.
12.5%
$1,963/mo
current
47% occ.
15.9%
$2,506/mo

Lease Timeline

11 years remaining
Illiquid Zone

Only 11 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.