Charming Tropical Freehold Villa in Padonan

Charming Tropical Freehold Villa in Padonan

Bali, Bali

$219k

Price

6.3%

ROI

2

Bedrooms

57%

Occupancy

2 Bathrooms
Ownership: freehold
Land: 160 m²
Build: 133 m²
Est. Revenue: $27k/yr
Avg Nightly Rate: $132

Investment Analysis

Located in Padonan, this well-designed 2-bedroom villa is built on 1.6 Are of land with a 133 sqm building size, just 15 minutes from Canggu Beach.

Propertia
Bali / Padonan

Charming Tropical Freehold Villa in Padonan

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
133 m²
Land Plot
160 m²
Tenure
Freehold
Yield Curve Status

Grade C+ investment — short-term rental yields 8.5% net return annually.

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The Investment

Brixfox Score50
GradeC+
Brixfox Intelligence
50C+Moderate
Score Breakdown
ROI & Yield55%
Capital Growth53%
Risk Profile53%
Market Demand50%

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
+12.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$47K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.5%
$1,561/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
11.7 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$132/night
50% ($66)Brixfox estimate($132/night)200% ($265)
Occupancy
57%
10%Brixfox estimate(57%)100%

Short-Term Rental

Yearly income
$18,730
Airbnb data$132/night · 57% occupancy
Rental income
$132/night · 57% occ.
$27,306
Running costs (20%)
Utilities, cleaning, maintenance
-$5,461
Income tax (10%)
Indonesian rental income tax
-$2,731
Property tax
Annual property tax
-$383
Net income
8.5% ROI
$18,730

Long-Term Rental

Yearly income
$13,381
50 comps
Rental income
$1,983/mo
$19,036
Agency fee (10%)
Finder's fee per tenant
-$1,904
Vacancy (~8%)
1.5mo gap per tenancy
-$1,464
Income tax (10%)
Indonesian rental income tax
-$1,904
Property tax
Annual property tax
-$383
Net income
6.1% ROI
$13,381

Short-term rental earns 1.4x 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$219,136
BPHTB (freehold transfer tax)$10,957
Notary & registration$1,800
Legal / due diligence$2,191
Total acquisition costs$14,948
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$3,325
($0–$6,650)
Furnishing & STR launch
2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$35,700
All-in investment$273,109

Gross yield (asking)

12.5%

True gross yield (all-in)

10.0%

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.

$1.8M$1.4M$921K$461K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $219K
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.
Paid back
Year 11: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$267K
+22%
Rental Income
+$99K
Total Position
$366K
+67%
10.8%/yr
Year 10
Capital Value
$324K
+48%
Rental Income
+$215K
Total Position
$539K
+146%
9.4%/yr
Year 20
Capital Value
$480K
+119%
Rental Income
+$503K
Total Position
$983K
+349%
7.8%/yr
Year 30
Capital Value
$711K
+224%
Rental Income
+$891K
Total Position
$1.6M
+631%
6.9%/yr

Location

Bali

Padonan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.5% annual return
Occupancy
Average
57% average occupancy
Nightly Rate
Good
$132 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
160 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 8.5% — outperforms most villas in this market
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 57% — factor in seasonal gaps

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

37% occ.
5.5%
$998/mo
47% occ.
7.0%
$1,279/mo
57% occ.
8.5%
$1,561/mo
current
67% occ.
10.1%
$1,843/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.