A SPACIOUS 4 BEDROOMS VILLA FOR FREEHOLD NEAR TANAH LOT

A SPACIOUS 4 BEDROOMS VILLA FOR FREEHOLD NEAR TANAH LOT

Tabanan, Bali

$1.9M

Price

3.0%

ROI

4

Bedrooms

74%

Occupancy

Ownership: Freehold
Land: 5000 m²
Build: 900 m²
Est. Revenue: $87k/yr
Avg Nightly Rate: $323

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

Bali Villa Sales
Tabanan / Tabanan

A SPACIOUS 4 BEDROOMS VILLA FOR FREEHOLD NEAR TANAH LOT

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

Grade B+ investment — short-term rental yields 3.1% net return annually.

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The Investment

Brixfox Score66
GradeB+
Brixfox Intelligence
66B+Strong
Score Breakdown
ROI & Yield73%
Capital Growth69%
Risk Profile68%
Market Demand66%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+6.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.2%
+$298K in 5yr (+16%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.1%
$4,826/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
32.3 yr
Rental only

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

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Nightly Rate (ADR)
$323/night
50% ($162)Brixfox estimate($323/night)200% ($647)
Occupancy
74%
10%Brixfox estimate(74%)100%

Short-Term Rental

Yearly income
$57,917
Airbnb data$323/night · 74% occupancy
Rental income
$323/night · 74% occ.
$87,412
Running costs (20%)
Utilities, cleaning, maintenance
-$17,482
Income tax (10%)
Indonesian rental income tax
-$8,741
Property tax
Annual property tax
-$3,272
Net income
3.1% ROI
$57,917

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

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$1,869,600
BPHTB (freehold transfer tax)$93,480
Notary & registration$1,800
Legal / due diligence$18,696
Total acquisition costs$113,976
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$2,056,176

Gross yield (asking)

4.7%

True gross yield (all-in)

4.3%

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 — 3%/yr appreciation in Tabanan.

$8.4M$6.3M$4.2M$2.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.9M
Capital appreciation
Property value growing at +3%/yr based on Tabanan 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.
Paid back
Year 23: rental income alone has repaid the full purchase price.
2x return
Year 14: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.2M
+16%
Rental Income
+$307K
Total Position
$2.5M
+32%
5.8%/yr
Year 10
Capital Value
$2.5M
+34%
Rental Income
+$664K
Total Position
$3.2M
+70%
5.4%/yr
Year 20
Capital Value
$3.4M
+81%
Rental Income
+$1.6M
Total Position
$4.9M
+164%
5.0%/yr
Year 30
Capital Value
$4.5M
+143%
Rental Income
+$2.8M
Total Position
$7.3M
+290%
4.6%/yr

Location

Tabanan

Tabanan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.1% annual return
Occupancy
Good
74% average occupancy
Nightly Rate
Strong
$323 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 $323 — 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 3.1% is near the market average — model your cashflow carefully

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

54% occ.
2.2%
$3,449/mo
64% occ.
2.7%
$4,138/mo
74% occ.
3.1%
$4,826/mo
current
84% occ.
3.5%
$5,515/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.