BEAUTIFUL MODERN TOWNHOUSE IN PADONAN

BEAUTIFUL MODERN TOWNHOUSE IN PADONAN

Bali, Bali

$173k

Price

8.8%

ROI

2

Bedrooms

74%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 65 m²
Build: 80 m²
Est. Revenue: $23k/yr
Avg Nightly Rate: $84

Investment Analysis

Welcome to this exquisite modern 2-bedroom townhouse in the enchanting neighborhood of Padonan. Strategically located next to the fitness cluster of Bali MMA Fitness Village and Nirvana Strength, where contemporary design meets elegance and comfort. Situated on a sprawling 0.6-are plot of land, this property boasts a stunning 80 sqm building, providing ample space for a truly luxurious living experience.

Propertia
Bali / Padonan

BEAUTIFUL MODERN TOWNHOUSE IN PADONAN

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
80 m²
Land Plot
65 m²
Tenure
Lease 28yr
Yield Curve Status

Grade C investment — short-term rental yields 8.9% net return annually.

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The Investment

Brixfox Score36
GradeC
Brixfox Intelligence
36CModerate
Score Breakdown
ROI & Yield40%
Capital Growth38%
Risk Profile39%
Market Demand36%

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
+9.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.3%
+$2K in 5yr (+1%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.9%
$1,289/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
11.2 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$84/night
50% ($42)Brixfox estimate($84/night)200% ($168)
Occupancy
74%
10%Brixfox estimate(74%)100%

Short-Term Rental

Yearly income
$15,472
Airbnb data$84/night · 74% occupancy
Rental income
$84/night · 74% occ.
$22,535
Running costs (20%)
Utilities, cleaning, maintenance
-$4,507
Income tax (10%)
Indonesian rental income tax
-$2,254
Property tax
Annual property tax
-$303
Net income
8.9% ROI
$15,472

Long-Term Rental

Yearly income
$11,490
50 comps
Rental income
$1,699/mo
$16,309
Agency fee (10%)
Finder's fee per tenant
-$1,631
Vacancy (~8%)
1.5mo gap per tenancy
-$1,255
Income tax (10%)
Indonesian rental income tax
-$1,631
Property tax
Annual property tax
-$303
Net income
6.6% ROI
$11,490

Short-term rental earns 1.3x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 28 years remaining.

$764K$573K$382K$191K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $173KPeak Capital Value: Yr 3 ($177K)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 10: 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
$176K
+1%
23 years remaining
Rental Income
+$82K
Total Position
$258K
+49%
8.3%/yr
Year 10
Capital Value
$153K
-12%
18 years remaining
Rental Income
+$177K
Total Position
$330K
+91%
6.7%/yr
Year 15
Capital Value
$98K
-43%
13 years remaining
Rental Income
+$288K
Total Position
$386K
+123%
5.5%/yr
Year 20
Capital Value
$46K
-74%
8 years remaining
Rental Income
+$416K
Total Position
$461K
+166%
5.0%/yr

Location

Bali

Padonan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.9% annual return
Occupancy
Good
74% average occupancy
Nightly Rate
Average
$84 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
65 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
28 years remaining on lease

Top Highlights

High rental yield at 8.9% — outperforms most Bali villas
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
28+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
ADR of $84 limits revenue ceiling — consider repositioning potential

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

54% occ.
6.5%
$932/mo
64% occ.
7.7%
$1,110/mo
74% occ.
8.9%
$1,289/mo
current
84% occ.
10.2%
$1,468/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.