A villas compound consisting of 3 villa units in Kerobokan

A villas compound consisting of 3 villa units in Kerobokan

Bali, Bali

$4.7M

Price

1.6%

ROI

6

Bedrooms

39%

Occupancy

6 Bathrooms
Ownership: freehold
Land: 3490 m²
Build: 900 m²
Est. Revenue: $117k/yr
Avg Nightly Rate: $825

Investment Analysis

A 3-villa compound in Kerobokan, held under Hak Pakai, operating since January 2001 as a proven hospitality asset. Each villa offers two bedrooms with private pool and garden, designed in collaboration with an Italian architect for a distinctive, timeless layout. Ideal for investors seeking an established multi-unit rental operation with privacy-focused villas and long-term guest appeal.

Villas of Bali
Bali / Kerobokan

A villas compound consisting of 3 villa units in Kerobokan

Inventory
6 Beds
Bathrooms
6 Baths
Built Area
900 m²
Land Plot
3490 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — long-term rental yields 4.9% net return annually.

Go to Source via Villas of Bali

The Investment

Brixfox Score60
GradeB
Brixfox Intelligence
60BStrong
Score Breakdown
ROI & Yield66%
Capital Growth63%
Risk Profile62%
Market Demand60%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+5.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$1.0M in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.6%
$6,127/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
15 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
64.4 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$825/night
50% ($413)Brixfox estimate($825/night)200% ($1650)
Occupancy
39%
10%Brixfox estimate(39%)100%

Short-Term Rental

Yearly income
$73,521
Airbnb data$825/night · 39% occupancy
Rental income
$825/night · 39% occ.
$116,866
Running costs (20%)
Utilities, cleaning, maintenance
-$23,373
Income tax (10%)
Indonesian rental income tax
-$11,687
Property tax
Annual property tax
-$8,285
Net income
1.6% ROI
$73,521

Long-Term Rental

Yearly income
$230,004
18 comps
Rental income
$34,328/mo
$329,549
Agency fee (10%)
Finder's fee per tenant
-$32,955
Vacancy (~8%)
1.5mo gap per tenancy
-$25,350
Income tax (10%)
Indonesian rental income tax
-$32,955
Property tax
Annual property tax
-$8,285
Net income
4.9% ROI
$230,004

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$4,734,568
BPHTB (freehold transfer tax)$236,728
Notary & registration$1,800
Legal / due diligence$47,346
Total acquisition costs$285,874
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$22,500
($0–$45,000)
Furnishing & STR launch
6bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$64,500
All-in investment$5,107,442

Gross yield (asking)

2.5%

True gross yield (all-in)

2.3%

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

Freehold — 4%/yr appreciation in Bali.

$21.7M$16.3M$10.8M$5.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $4.7M
Capital appreciation
Property value growing at +4%/yr based on Bali market trends.
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.
2x return
Year 15: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$5.8M
+22%
Rental Income
+$390K
Total Position
$6.2M
+30%
5.4%/yr
Year 10
Capital Value
$7.0M
+48%
Rental Income
+$843K
Total Position
$7.9M
+66%
5.2%/yr
Year 20
Capital Value
$10.4M
+119%
Rental Income
+$2.0M
Total Position
$12.3M
+161%
4.9%/yr
Year 30
Capital Value
$15.4M
+224%
Rental Income
+$3.5M
Total Position
$18.9M
+298%
4.7%/yr

Location

Bali

Kerobokan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
1.6% annual return
Occupancy
Weak
39% average occupancy
Nightly Rate
Strong
$825 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
3490 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $825 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 3490 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 1.6% is below the market average — model your cashflow carefully

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
1.2%
$4,581/mo
40% occ.
1.6%
$6,338/mo
39% occ.
1.6%
$6,127/mo
current
49% occ.
2.0%
$7,884/mo

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.