A SPACIOUS 4 BEDROOMS VILLA FOR FREEHOLD NEAR TANAH LOT WISHLIST

A SPACIOUS 4 BEDROOMS VILLA FOR FREEHOLD NEAR TANAH LOT WISHLIST

Bali, Bali

$1.8M

Price

0.9%

ROI

4

Bedrooms

44%

Occupancy

2 Bathrooms
Ownership: freehold
Land: 5000 m²
Build: 900 m²
Est. Revenue: $50k/yr
Avg Nightly Rate: $310

Investment Analysis

This spacious villa sits on a 50 are free hold land surrounded by a river and nature. The main house has open living, big open kitchen w/pantry and a separate movie room. The master bedroom is located at s separate house with a walk in closet and a spacious open bathroom. Another separate house holds the two guest rooms en suite and a little kitchenette. Another separate house has the laundry, storage and on top a library room en suite. The stuff house is separate again and has 4 bedrooms, 2 ½ bathrooms and a big kitchen. 3 cars can park inside the open garage. A 10 minute drive to the surfer beach Yeh Gangga and a ½ hour drive to the booming Canggu area.

Villas of Bali
Bali / Tabanan

A SPACIOUS 4 BEDROOMS VILLA FOR FREEHOLD NEAR TANAH LOT WISHLIST

Inventory
4 Beds
Bathrooms
2 Baths
Built Area
900 m²
Land Plot
5000 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — long-term rental yields 6.5% net return annually.

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The Investment

Brixfox Score57
GradeB
Brixfox Intelligence
57BStrong
Score Breakdown
ROI & Yield63%
Capital Growth60%
Risk Profile59%
Market Demand57%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+6.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$388K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.8%
$2,628/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
14 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
56.8 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$310/night
50% ($155)Brixfox estimate($310/night)200% ($620)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Yearly income
$31,538
Airbnb data$310/night · 44% occupancy
Rental income
$310/night · 44% occ.
$49,530
Running costs (20%)
Utilities, cleaning, maintenance
-$9,906
Income tax (10%)
Indonesian rental income tax
-$4,953
Property tax
Annual property tax
-$3,133
Net income
1.8% ROI
$31,538

Long-Term Rental

Yearly income
$116,745
25 comps
Rental income
$17,270/mo
$165,788
Agency fee (10%)
Finder's fee per tenant
-$16,579
Vacancy (~8%)
1.5mo gap per tenancy
-$12,753
Income tax (10%)
Indonesian rental income tax
-$16,579
Property tax
Annual property tax
-$3,133
Net income
6.5% ROI
$116,745

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$1,790,123
BPHTB (freehold transfer tax)$89,506
Notary & registration$1,800
Legal / due diligence$17,901
Total acquisition costs$109,207
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$22,500
($0–$45,000)
Furnishing & STR launch
4bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$50,100
All-in investment$1,971,930

Gross yield (asking)

2.8%

True gross yield (all-in)

2.5%

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.

$8.4M$6.3M$4.2M$2.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $1.8M
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 14: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.2M
+22%
Rental Income
+$167K
Total Position
$2.3M
+31%
5.6%/yr
Year 10
Capital Value
$2.6M
+48%
Rental Income
+$362K
Total Position
$3.0M
+68%
5.3%/yr
Year 20
Capital Value
$3.9M
+119%
Rental Income
+$847K
Total Position
$4.8M
+166%
5.0%/yr
Year 30
Capital Value
$5.8M
+224%
Rental Income
+$1.5M
Total Position
$7.3M
+308%
4.8%/yr

Location

Bali

Tabanan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
1.8% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Strong
$310 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
5000 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $310 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 5000 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 1.8% 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%
$1,720/mo
40% occ.
1.6%
$2,381/mo
44% occ.
1.8%
$2,628/mo
current
54% occ.
2.2%
$3,289/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.