STUNNING OASIS VILLA IN CEPAKA

STUNNING OASIS VILLA IN CEPAKA

Bali, Bali

$226k

Price

7.2%

ROI

2

Bedrooms

50%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 300 m²
Build: 139 m²
Est. Revenue: $28k/yr
Avg Nightly Rate: $152

Investment Analysis

Conveniently located at Cepaka, Tabanan just a 10-minute drive from Pererenan and a short 15-minute journey to Seseh Beach, Cemagi, Canggu, and Berawa, this villa strikes the perfect balance between accessibility to popular destinations and the tranquillity of village life.

Propertia
Bali / Cepaka

STUNNING OASIS VILLA IN CEPAKA

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
139 m²
Land Plot
300 m²
Tenure
Lease 23yr
Yield Curve Status

Grade C+ investment — short-term rental yields 8.4% 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
+5.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-2.6%
-$29K in 5yr (-13%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.4%
$1,577/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
18 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
11.9 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$152/night
50% ($76)Brixfox estimate($152/night)200% ($303)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Yearly income
$18,926
Airbnb data$152/night · 50% occupancy
Rental income
$152/night · 50% occ.
$27,602
Running costs (20%)
Utilities, cleaning, maintenance
-$5,520
Income tax (10%)
Indonesian rental income tax
-$2,760
Property tax
Annual property tax
-$395
Net income
8.4% ROI
$18,926

Long-Term Rental

Yearly income
$16,101
50 comps
Rental income
$2,376/mo
$22,814
Agency fee (10%)
Finder's fee per tenant
-$2,281
Vacancy (~8%)
1.5mo gap per tenancy
-$1,755
Income tax (10%)
Indonesian rental income tax
-$2,281
Property tax
Annual property tax
-$395
Net income
7.1% ROI
$16,101

Short-term rental earns 1.2x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 23 years remaining.

$706K$530K$353K$177K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $226KPeak Capital Value: NowPaid back2x Return
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 11: 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
$196K
-13%
18 years remaining
Rental Income
+$100K
Total Position
$297K
+31%
5.6%/yr
Year 10
Capital Value
$127K
-44%
13 years remaining
Rental Income
+$217K
Total Position
$343K
+52%
4.3%/yr
Year 15
Capital Value
$59K
-74%
8 years remaining
Rental Income
+$352K
Total Position
$411K
+82%
4.1%/yr
Year 20
Capital Value
$15K
-94%
3 years remaining
Rental Income
+$509K
Total Position
$523K
+132%
4.3%/yr

Location

Bali

Cepaka, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.4% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Good
$152 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
300 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
23 years remaining on lease

Top Highlights

High rental yield at 8.4% — outperforms most Bali villas
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 50% — 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

30% occ.
5.0%
$935/mo
40% occ.
6.7%
$1,258/mo
50% occ.
8.4%
$1,577/mo
current
60% occ.
10.1%
$1,900/mo

Lease Timeline

23 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 8 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.