MODERN TROPICAL 2 BEDROOM VILLA FOR SALE LEASEHOLD IN TIBUBENENG BE-2973

MODERN TROPICAL 2 BEDROOM VILLA FOR SALE LEASEHOLD IN TIBUBENENG BE-2973

Bali, Bali

$220k

Price

7.2%

ROI

2

Bedrooms

57%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 156 m²
Build: 80 m²
Est. Revenue: $33k/yr
Avg Nightly Rate: $159

Investment Analysis

Located in the area of Tibubeneng, this villa enjoys a peaceful residential atmosphere while remaining close to cafés, restaurants, beach clubs, and daily conveniences.Inside, the villa features a beautiful tropical-modern design with natural materials and warm tones. The layout includes 2 comfortable bedrooms, each with its own ensuite bathroom, and the property comes fully furnished. Large glass doors and high ceilings create a bright and airy atmosphere, while the open living area flows seamlessly toward the pool. The outdoor area is designed for relaxation, with a private swimming pool surrounded by lush tropical plants and a wooden deck that adds warmth and charm. It is a perfect combination of comfort, style, and Bali lifestyle in one charming home.

Bali Exception
Bali / Tibubeneng

MODERN TROPICAL 2 BEDROOM VILLA FOR SALE LEASEHOLD IN TIBUBENENG BE-2973

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
80 m²
Land Plot
156 m²
Tenure
Lease 22yr
Yield Curve Status

Grade C+ investment — long-term rental yields 11.0% net return annually.

Go to Source via Bali Exception

The Investment

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

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+6.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-3.7%
-$41K in 5yr (-18%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.3%
$1,890/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
14 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
9.7 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$159/night
50% ($80)Brixfox estimate($159/night)200% ($319)
Occupancy
57%
10%Brixfox estimate(57%)100%

Short-Term Rental

Yearly income
$22,682
Airbnb data$159/night · 57% occupancy
Rental income
$159/night · 57% occ.
$32,952
Running costs (20%)
Utilities, cleaning, maintenance
-$6,590
Income tax (10%)
Indonesian rental income tax
-$3,295
Property tax
Annual property tax
-$385
Net income
10.3% ROI
$22,682

Long-Term Rental

Yearly income
$24,189
50 comps
Rental income
$3,540/mo
$33,986
Agency fee (10%)
Finder's fee per tenant
-$3,399
Vacancy (~8%)
1.5mo gap per tenancy
-$2,614
Income tax (10%)
Indonesian rental income tax
-$3,399
Property tax
Annual property tax
-$385
Net income
11.0% ROI
$24,189

Long-term rental earns more with lower risk and less effort.

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$220,000
BPHTB (freehold transfer tax)$11,000
Notary & registration$1,800
Legal / due diligence$2,200
Total acquisition costs$15,000
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$2,000
($0–$4,000)
Furnishing & STR launch
2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$35,700
All-in investment$272,700

Gross yield (asking)

15.0%

True gross yield (all-in)

12.1%

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 22 years remaining.

$797K$597K$398K$199K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $220KPeak 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
$179K
-18%
17 years remaining
Rental Income
+$120K
Total Position
$300K
+36%
6.4%/yr
Year 10
Capital Value
$110K
-50%
12 years remaining
Rental Income
+$260K
Total Position
$370K
+68%
5.3%/yr
Year 15
Capital Value
$47K
-79%
7 years remaining
Rental Income
+$422K
Total Position
$468K
+113%
5.2%/yr
Year 20
Capital Value
$10K
-96%
2 years remaining
Rental Income
+$609K
Total Position
$619K
+181%
5.3%/yr

Location

Bali

Tibubeneng, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
10.3% annual return
Occupancy
Average
57% average occupancy
Nightly Rate
Good
$159 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
156 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
22 years remaining on lease

Top Highlights

High rental yield at 10.3% — 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 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.
6.6%
$1,211/mo
47% occ.
8.5%
$1,551/mo
57% occ.
10.3%
$1,890/mo
current
67% occ.
12.2%
$2,230/mo

Lease Timeline

22 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 7 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.