READY NOW 4 BEDROOM VILLA FOR SALE LEASEHOLD IN CEMAGI BE-2957

READY NOW 4 BEDROOM VILLA FOR SALE LEASEHOLD IN CEMAGI BE-2957

Bali, Bali

$467k

Price

9.1%

ROI

4

Bedrooms

46%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 219 m²
Build: 250 m²
Est. Revenue: $72k/yr
Avg Nightly Rate: $431

Investment Analysis

Located in Cemagi, just 3 minutes from the beach, this thoughtfully designed residence blends modern comfort with a strong focus on health, nature, and long-term livability. Set in a quiet, family-friendly neighborhood, the home offers privacy and tranquility while remaining close to essential amenities, including the nearby Bloom Preschool international school. The property is also conveniently located just 15 minutes from Canggu and 15 minutes from the creative city of Nuanu, making it especially well suited for families.

Bali Exception
Bali / Cemagi
Commercial Zone

READY NOW 4 BEDROOM VILLA FOR SALE LEASEHOLD IN CEMAGI BE-2957

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
250 m²
Land Plot
219 m²
Tenure
Lease 25yr
Yield Curve Status

Grade B investment — short-term rental yields 10.6% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score59
GradeB
Brixfox Intelligence
59BStrong
Score Breakdown
ROI & Yield65%
Capital Growth62%
Risk Profile61%
Market Demand59%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+10.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.7%
-$16K in 5yr (-3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.6%
$4,141/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
9.4 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$431/night
50% ($216)Brixfox estimate($431/night)200% ($862)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$49,690
Airbnb data$431/night · 46% occupancy
Rental income
$431/night · 46% occ.
$72,154
Running costs (20%)
Utilities, cleaning, maintenance
-$14,431
Income tax (10%)
Indonesian rental income tax
-$7,215
Property tax
Annual property tax
-$818
Net income
10.6% ROI
$49,690

Long-Term Rental

Yearly income
$39,019
41 comps
Rental income
$5,739/mo
$55,093
Agency fee (10%)
Finder's fee per tenant
-$5,509
Vacancy (~8%)
1.5mo gap per tenancy
-$4,238
Income tax (10%)
Indonesian rental income tax
-$5,509
Property tax
Annual property tax
-$818
Net income
8.4% ROI
$39,019

Short-term rental earns 1.3x 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$467,284
BPHTB (freehold transfer tax)$23,364
Notary & registration$1,800
Legal / due diligence$4,673
Total acquisition costs$29,837
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$6,250
($0–$12,500)
Furnishing & STR launch
4bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$47,900
All-in investment$551,271

Gross yield (asking)

15.4%

True gross yield (all-in)

13.1%

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 25 years remaining.

$2.1M$1.6M$1.0M$521K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $467KPeak 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
$451K
-3%
20 years remaining
Rental Income
+$264K
Total Position
$715K
+53%
8.9%/yr
Year 10
Capital Value
$314K
-33%
15 years remaining
Rental Income
+$570K
Total Position
$884K
+89%
6.6%/yr
Year 15
Capital Value
$162K
-65%
10 years remaining
Rental Income
+$924K
Total Position
$1.1M
+132%
5.8%/yr
Year 20
Capital Value
$47K
-90%
5 years remaining
Rental Income
+$1.3M
Total Position
$1.4M
+196%
5.6%/yr

Location

Bali

Cemagi, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
10.6% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Strong
$431 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
219 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Good
25 years remaining on lease

Top Highlights

High rental yield at 10.6% — outperforms most villas in this market
Premium nightly rate of $431 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 46% — factor in seasonal gaps

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

30% occ.
6.9%
$2,686/mo
40% occ.
9.3%
$3,604/mo
46% occ.
10.6%
$4,141/mo
current
56% occ.
13.0%
$5,059/mo

Lease Timeline

25 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.