New project in Sanur Beach side

New project in Sanur Beach side

Bali, Bali

$494k

Price

6.4%

ROI

3

Bedrooms

52%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 182 m²
Build: 186.2 m²
Est. Revenue: $44k/yr
Avg Nightly Rate: $236

Investment Analysis

Introducing a new luxury development in the highly sought-after beachside area of Sanur. This exclusive complex features 5 villas, 3 duplex units, and 2 apartments, with only 4 villas remaining. Built by a globally experienced contractor, each residence is designed to the highest quality standards with a private swimming pool, offering the perfect blend of relaxation and luxury. Available for a 30-year leasehold with an option to extend for an additional 25 years, this property presents a rare opportunity. Built by a globally experienced contractor, it ensures the highest standards of quality and comfort. With its prime location and limited availability, this villa is not only an exceptional residence but also a highly profitable investment, offering strong potential for capital growth and attractive rental returns in one of Bali’s most desirable areas.

Villas of Bali
Bali / Sanur

New project in Sanur Beach side

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
186.2 m²
Land Plot
182 m²
Tenure
Lease 28yr
Yield Curve Status

Grade C investment — short-term rental yields 6.1% net return annually.

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The Investment

Brixfox Score38
GradeC
Brixfox Intelligence
38CModerate
Score Breakdown
ROI & Yield42%
Capital Growth40%
Risk Profile41%
Market Demand38%

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
+6.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.3%
+$7K in 5yr (+1%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.1%
$2,519/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
22 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
16.3 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$236/night
50% ($118)Brixfox estimate($236/night)200% ($472)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Yearly income
$30,230
Airbnb data$236/night · 52% occupancy
Rental income
$236/night · 52% occ.
$44,420
Running costs (20%)
Utilities, cleaning, maintenance
-$8,884
Income tax (10%)
Indonesian rental income tax
-$4,442
Property tax
Annual property tax
-$864
Net income
6.1% ROI
$30,230

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$493,827
BPHTB (freehold transfer tax)$24,691
Notary & registration$1,800
Legal / due diligence$4,938
Total acquisition costs$31,429
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$4,655
($0–$9,310)
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$42,900
All-in investment$572,811

Gross yield (asking)

9.0%

True gross yield (all-in)

7.8%

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 28 years remaining.

$1.5M$1.1M$746K$373K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $494KPeak Capital Value: Yr 3 ($506K)Paid 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 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
$501K
+1%
23 years remaining
Rental Income
+$160K
Total Position
$661K
+34%
6.0%/yr
Year 10
Capital Value
$436K
-12%
18 years remaining
Rental Income
+$347K
Total Position
$782K
+58%
4.7%/yr
Year 15
Capital Value
$280K
-43%
13 years remaining
Rental Income
+$562K
Total Position
$843K
+71%
3.6%/yr
Year 20
Capital Value
$130K
-74%
8 years remaining
Rental Income
+$812K
Total Position
$942K
+91%
3.3%/yr

Location

Bali

Sanur, Approximate area

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Villa Scorecard

Location
Good
Popular area with steady demand
Rental Yield
Good
6.1% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Strong
$236 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Average
182 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
28 years remaining on lease

Top Highlights

Premium nightly rate of $236 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
28+ year lease — strong tenure runway

Watch Out

Occupancy at 52% — factor in seasonal gaps
Compact plot at 182 m² — limited expansion potential

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

32% occ.
3.7%
$1,515/mo
42% occ.
4.9%
$2,017/mo
52% occ.
6.1%
$2,519/mo
current
62% occ.
7.3%
$3,021/mo

Lease Timeline

28 years remaining
Safe Zone

Your lease is in the safe zone. The property is liquid on the resale market and maintains strong valuation.

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.