WALKING DISTANCE TO THE BEACH 3 BEDROOM VILLA FOR SALE LEASEHOLD IN BINGIN BE-2870

WALKING DISTANCE TO THE BEACH 3 BEDROOM VILLA FOR SALE LEASEHOLD IN BINGIN BE-2870

Bali, Bali

$549k

Price

8.9%

ROI

3

Bedrooms

49%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 281 m²
Build: 160 m²
Est. Revenue: $68k/yr
Avg Nightly Rate: $386

Investment Analysis

Located in the south of Bali, in the highly sought-after Bingin area, this property is surrounded by stunning white-sand beaches, dramatic cliffs, and breathtaking sunset views. Within walking distance to the beach, the villa is also conveniently close to Bambu Fitness Bali and other essential amenities, making it ideal for both lifestyle living and investment.

Bali Exception
Bali / Bingin

WALKING DISTANCE TO THE BEACH 3 BEDROOM VILLA FOR SALE LEASEHOLD IN BINGIN BE-2870

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
160 m²
Land Plot
281 m²
Tenure
Lease 23yr
Yield Curve Status

Grade C+ investment — short-term rental yields 8.6% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score54
GradeC+
Brixfox Intelligence
54C+Moderate
Score Breakdown
ROI & Yield59%
Capital Growth57%
Risk Profile56%
Market Demand54%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+5.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-2.6%
-$72K in 5yr (-13%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.6%
$3,912/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
17 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
11.7 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$386/night
50% ($193)Brixfox estimate($386/night)200% ($773)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Yearly income
$46,948
Airbnb data$386/night · 49% occupancy
Rental income
$386/night · 49% occ.
$68,441
Running costs (20%)
Utilities, cleaning, maintenance
-$13,688
Income tax (10%)
Indonesian rental income tax
-$6,844
Property tax
Annual property tax
-$961
Net income
8.6% ROI
$46,948

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

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$549,000
BPHTB (freehold transfer tax)$27,450
Notary & registration$1,800
Legal / due diligence$5,490
Total acquisition costs$34,740
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$4,000
($0–$8,000)
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$42,900
All-in investment$630,640

Gross yield (asking)

12.5%

True gross yield (all-in)

10.9%

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.

$1.8M$1.3M$876K$438K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $549KPeak 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 11: 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
$477K
-13%
18 years remaining
Rental Income
+$249K
Total Position
$727K
+32%
5.8%/yr
Year 10
Capital Value
$307K
-44%
13 years remaining
Rental Income
+$538K
Total Position
$846K
+54%
4.4%/yr
Year 15
Capital Value
$143K
-74%
8 years remaining
Rental Income
+$873K
Total Position
$1.0M
+85%
4.2%/yr
Year 20
Capital Value
$35K
-94%
3 years remaining
Rental Income
+$1.3M
Total Position
$1.3M
+136%
4.4%/yr

Location

Bali

Bingin, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.6% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Strong
$386 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
281 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
23 years remaining on lease

Top Highlights

High rental yield at 8.6% — outperforms most villas in this market
Premium nightly rate of $386 — 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 49% — 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

30% occ.
5.2%
$2,387/mo
40% occ.
7.0%
$3,210/mo
49% occ.
8.6%
$3,912/mo
current
59% occ.
10.3%
$4,735/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.