LEASEHOLD TITLE VILLA CLOSE TO THE BEACH WISHLIST

LEASEHOLD TITLE VILLA CLOSE TO THE BEACH WISHLIST

Bali, Bali

$840k

Price

5.4%

ROI

4

Bedrooms

43%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 763 m²
Build: 440 m²
Est. Revenue: $73k/yr
Avg Nightly Rate: $470

Investment Analysis

Main House: 2 Floors Ground Floor East Bedroom with King Size Bed and Ensuite bathroom West Bedroom with King Size Bed and ensuite bathroom Living /Dining. Open Space Guest Toilet Fully Equipped kitchen with Double door fridge and De Dietrich Electric oven and gas stove Service area Kitchen and Staff room 1st Floor. Master Suite • Master Bedroom with King Size Bed and Walk-In Wardrobe • Large bathroom and a patio garden • Private Living Room • The master bedroom and Living Room enjoy a large Terrace overlooking the Garden and Swimming Pool Pavilion: 2 Floors Ground Floor • Open Concept Living Area with a Bar 1st floor • Master Bedroom with King Size Bed and Ensuite bathroom • Open concept living area Garden & Others • Lush landscape • 12×4.5meterSwimmingPool • Garage • Panel Room • SharedSecurityPost • Pump Room for water Filtration system

Villas of Bali
Bali / Seminyak

LEASEHOLD TITLE VILLA CLOSE TO THE BEACH WISHLIST

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
440 m²
Land Plot
763 m²
Tenure
Lease 21yr
Yield Curve Status

Grade C+ investment — short-term rental yields 6.0% net return annually.

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The Investment

Brixfox Score51
GradeC+
Brixfox Intelligence
51C+Moderate
Score Breakdown
ROI & Yield56%
Capital Growth54%
Risk Profile53%
Market Demand51%

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
+1.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-4.8%
-$203K in 5yr (-24%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.0%
$4,163/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
20 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
16.8 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$470/night
50% ($235)Brixfox estimate($470/night)200% ($941)
Occupancy
43%
10%Brixfox estimate(43%)100%

Short-Term Rental

Yearly income
$49,958
Airbnb data$470/night · 43% occupancy
Rental income
$470/night · 43% occ.
$73,467
Running costs (20%)
Utilities, cleaning, maintenance
-$14,693
Income tax (10%)
Indonesian rental income tax
-$7,347
Property tax
Annual property tax
-$1,469
Net income
6.0% ROI
$49,958

Long-Term Rental

Yearly income
$47,140
50 comps
Rental income
$7,003/mo
$67,226
Agency fee (10%)
Finder's fee per tenant
-$6,723
Vacancy (~8%)
1.5mo gap per tenancy
-$5,171
Income tax (10%)
Indonesian rental income tax
-$6,723
Property tax
Annual property tax
-$1,469
Net income
5.6% ROI
$47,140

Short-term rental earns 1.1x 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$839,506
BPHTB (freehold transfer tax)$41,975
Notary & registration$1,800
Legal / due diligence$8,395
Total acquisition costs$52,170
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$11,000
($0–$22,000)
Furnishing & STR launch
4bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$50,100
All-in investment$952,776

Gross yield (asking)

8.8%

True gross yield (all-in)

7.7%

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 21 years remaining.

$1.6M$1.2M$824K$412K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $840KPeak 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 14: 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
$636K
-24%
16 years remaining
Rental Income
+$265K
Total Position
$902K
+7%
1.4%/yr
Year 10
Capital Value
$362K
-57%
11 years remaining
Rental Income
+$573K
Total Position
$934K
+11%
1.1%/yr
Year 15
Capital Value
$134K
-84%
6 years remaining
Rental Income
+$929K
Total Position
$1.1M
+27%
1.6%/yr
Year 20
Capital Value
$19K
-98%
1 years remaining
Rental Income
+$1.3M
Total Position
$1.4M
+62%
2.4%/yr

Location

Bali

Seminyak, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Good
6.0% annual return
Occupancy
Weak
43% average occupancy
Nightly Rate
Strong
$470 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
763 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
21 years remaining on lease

Top Highlights

Prime location in Seminyak — high tourist traffic
Premium nightly rate of $470 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Occupancy at 43% — factor in seasonal gaps
STR zoning not confirmed — verify before purchasing for short-term rental use

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.
4.1%
$2,882/mo
40% occ.
5.6%
$3,884/mo
43% occ.
6.0%
$4,163/mo
current
53% occ.
7.4%
$5,165/mo

Lease Timeline

21 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 6 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.