Modern Tropical 2-Bedroom Villa in Padonan

Modern Tropical 2-Bedroom Villa in Padonan

Bali, Bali

$209k

Price

7.3%

ROI

2

Bedrooms

56%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 80 m²
Build: 118 m²
Est. Revenue: $30k/yr
Avg Nightly Rate: $148

Investment Analysis

Tucked away in the peaceful area of Padonan, this charming 2-bedroom villa offers the perfect balance between tranquility and easy access to Canggu’s vibrant lifestyle.

Propertia
Bali / Padonan

Modern Tropical 2-Bedroom Villa in Padonan

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

Grade C investment — short-term rental yields 9.9% net return annually.

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The Investment

Brixfox Score45
GradeC
Brixfox Intelligence
45CModerate
Score Breakdown
ROI & Yield50%
Capital Growth47%
Risk Profile48%
Market Demand45%

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
+7.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-2.6%
-$27K in 5yr (-13%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.9%
$1,720/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
15 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
10.1 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$148/night
50% ($74)Brixfox estimate($148/night)200% ($296)
Occupancy
56%
10%Brixfox estimate(56%)100%

Short-Term Rental

Yearly income
$20,640
Airbnb data$148/night · 56% occupancy
Rental income
$148/night · 56% occ.
$30,007
Running costs (20%)
Utilities, cleaning, maintenance
-$6,001
Income tax (10%)
Indonesian rental income tax
-$3,001
Property tax
Annual property tax
-$365
Net income
9.9% ROI
$20,640

Long-Term Rental

Yearly income
$20,358
50 comps
Rental income
$2,985/mo
$28,660
Agency fee (10%)
Finder's fee per tenant
-$2,866
Vacancy (~8%)
1.5mo gap per tenancy
-$2,205
Income tax (10%)
Indonesian rental income tax
-$2,866
Property tax
Annual property tax
-$365
Net income
9.8% ROI
$20,358

Short-term rental earns 1.0x 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$208,642
BPHTB (freehold transfer tax)$10,432
Notary & registration$1,800
Legal / due diligence$2,086
Total acquisition costs$14,318
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$2,950
($0–$5,900)
Furnishing & STR launch
2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$35,700
All-in investment$261,610

Gross yield (asking)

14.4%

True gross yield (all-in)

11.5%

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 23 years remaining.

$770K$578K$385K$193K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $209KPeak 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 9: 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
$181K
-13%
18 years remaining
Rental Income
+$110K
Total Position
$291K
+39%
6.9%/yr
Year 10
Capital Value
$117K
-44%
13 years remaining
Rental Income
+$237K
Total Position
$353K
+69%
5.4%/yr
Year 15
Capital Value
$54K
-74%
8 years remaining
Rental Income
+$384K
Total Position
$438K
+110%
5.1%/yr
Year 20
Capital Value
$13K
-94%
3 years remaining
Rental Income
+$555K
Total Position
$568K
+172%
5.1%/yr

Location

Bali

Padonan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
9.9% annual return
Occupancy
Average
56% average occupancy
Nightly Rate
Good
$148 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
80 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
23 years remaining on lease

Top Highlights

High rental yield at 9.9% — outperforms most villas in this market
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 56% — 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

36% occ.
6.3%
$1,091/mo
46% occ.
8.1%
$1,405/mo
56% occ.
9.9%
$1,720/mo
current
66% occ.
11.7%
$2,035/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.