FINISHED TURNKEY VILLA IN PRIME PADONAN

FINISHED TURNKEY VILLA IN PRIME PADONAN

Bali, Bali

$157k

Price

6.4%

ROI

1

Bedrooms

55%

Occupancy

1 Bathrooms
Ownership: leasehold
Land: 82 m²
Build: 65 m²
Est. Revenue: $19k/yr
Avg Nightly Rate: $95

Investment Analysis

Tucked in the growing area of Padonan, this villa offers a great balance between comfort and lifestyle. Surrounded by popular cafés, gyms, and wellness spots, you’re close to everything while still enjoying a quiet and relaxed environment. Built on 0.82 Are of land with a building size of 65 sqm, this one-bedroom villa is designed with a modern Balinese touch. The bedroom comes with an ensuite bathroom, creating a simple and comfortable space that works perfectly for both living and rental. Read More The enclosed living area connects smoothly with the kitchen and lounge, making it easy to enjoy daily living. From here, you step out to your private pool—creating a nice indoor-outdoor flow that feels very Bali. Finished and ready to move in, this villa is a great option for anyone looking for an easy investment in Bali. It’s practical, well-located, and perfect for rental or personal use. Get in touch with PROPERTIA today to arrange a viewing or to learn more about this opportunity!

Propertia
Bali / Padonan

FINISHED TURNKEY VILLA IN PRIME PADONAN

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

Grade D investment — short-term rental yields 8.4% net return annually.

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The Investment

Brixfox Score34
GradeD
Brixfox Intelligence
34DBelow Avg
Score Breakdown
ROI & Yield37%
Capital Growth36%
Risk Profile37%
Market Demand34%

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
+8.7%
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
8.4%
$1,100/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
11.9 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$95/night
50% ($48)Brixfox estimate($95/night)200% ($191)
Occupancy
55%
10%Brixfox estimate(55%)100%

Short-Term Rental

Yearly income
$13,201
Airbnb data$95/night · 55% occupancy
Rental income
$95/night · 55% occ.
$19,251
Running costs (20%)
Utilities, cleaning, maintenance
-$3,850
Income tax (10%)
Indonesian rental income tax
-$1,925
Property tax
Annual property tax
-$275
Net income
8.4% ROI
$13,201

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$157,407
BPHTB (freehold transfer tax)$7,870
Notary & registration$1,800
Legal / due diligence$1,574
Total acquisition costs$11,244
Renovation (~$175/m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		$11,375
($6,500–$16,250)
Furnishing & STR launch
1bd × $3,500 base + appliances, electronics, outdoor, licence, photography, linens.		$15,900
All-in investment$195,926

Gross yield (asking)

12.2%

True gross yield (all-in)

9.8%

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 28 years remaining.

$652K$489K$326K$163K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $157KPeak Capital Value: Yr 3 ($161K)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 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
$160K
+1%
23 years remaining
Rental Income
+$70K
Total Position
$230K
+46%
7.9%/yr
Year 10
Capital Value
$139K
-12%
18 years remaining
Rental Income
+$151K
Total Position
$290K
+84%
6.3%/yr
Year 15
Capital Value
$89K
-43%
13 years remaining
Rental Income
+$246K
Total Position
$335K
+113%
5.2%/yr
Year 20
Capital Value
$41K
-74%
8 years remaining
Rental Income
+$355K
Total Position
$396K
+152%
4.7%/yr

Location

Bali

Padonan, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.4% annual return
Occupancy
Average
55% average occupancy
Nightly Rate
Average
$95 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Weak
82 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
28 years remaining on lease

Top Highlights

High rental yield at 8.4% — outperforms most villas in this market
28+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 55% — 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

35% occ.
5.3%
$694/mo
45% occ.
6.8%
$897/mo
55% occ.
8.4%
$1,100/mo
current
65% occ.
9.9%
$1,303/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.