Great investment in Kerobokan area

Great investment in Kerobokan area

Bali, Bali

$201k

Price

11.2%

ROI

2

Bedrooms

70%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 221 m²
Build: 185 m²
Est. Revenue: $33k/yr
Avg Nightly Rate: $129

Investment Analysis

Discover a prime investment opportunity with this off-plan villa project in Kerobokan area.

Villas of Bali
Bali / Kerobokan

Great investment in Kerobokan area

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
185 m²
Land Plot
221 m²
Tenure
Lease 24yr
Yield Curve Status

Grade B investment — short-term rental yields 11.4% net return annually.

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The Investment

Brixfox Score62
GradeB
Brixfox Intelligence
62BStrong
Score Breakdown
ROI & Yield68%
Capital Growth65%
Risk Profile64%
Market Demand62%

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
+9.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-1.6%
-$16K in 5yr (-8%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
11.4%
$1,906/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
8.8 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$129/night
50% ($65)Brixfox estimate($129/night)200% ($259)
Occupancy
70%
10%Brixfox estimate(70%)100%

Short-Term Rental

Yearly income
$22,878
Airbnb data$129/night · 70% occupancy
Rental income
$129/night · 70% occ.
$33,184
Running costs (20%)
Utilities, cleaning, maintenance
-$6,637
Income tax (10%)
Indonesian rental income tax
-$3,318
Property tax
Annual property tax
-$351
Net income
11.4% ROI
$22,878

Long-Term Rental

Yearly income
$16,207
44 comps
Rental income
$2,385/mo
$22,900
Agency fee (10%)
Finder's fee per tenant
-$2,290
Vacancy (~8%)
1.5mo gap per tenancy
-$1,762
Income tax (10%)
Indonesian rental income tax
-$2,290
Property tax
Annual property tax
-$351
Net income
8.1% ROI
$16,207

Short-term rental earns 1.4x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 24 years remaining.

$906K$679K$453K$226K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $201KPeak 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 8: 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
$184K
-8%
19 years remaining
Rental Income
+$121K
Total Position
$306K
+52%
8.8%/yr
Year 10
Capital Value
$124K
-38%
14 years remaining
Rental Income
+$262K
Total Position
$386K
+93%
6.8%/yr
Year 15
Capital Value
$61K
-70%
9 years remaining
Rental Income
+$426K
Total Position
$487K
+143%
6.1%/yr
Year 20
Capital Value
$17K
-92%
4 years remaining
Rental Income
+$615K
Total Position
$631K
+215%
5.9%/yr

Location

Bali

Kerobokan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
11.4% annual return
Occupancy
Good
70% average occupancy
Nightly Rate
Good
$129 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
221 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
24 years remaining on lease

Top Highlights

High rental yield at 11.4% — outperforms most Bali villas
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Compact plot at 221 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

50% occ.
8.1%
$1,355/mo
60% occ.
9.8%
$1,631/mo
70% occ.
11.4%
$1,906/mo
current
80% occ.
13.1%
$2,182/mo

Lease Timeline

24 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 9 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.