OFFPLAN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN SANUR BE-2990

OFFPLAN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN SANUR BE-2990

Bali, Bali

$292k

Price

4.7%

ROI

2

Bedrooms

52%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 200 m²
Build: 140 m²
Est. Revenue: $31k/yr
Avg Nightly Rate: $163

Investment Analysis

Located in the peaceful area of Sanur, this villa offers a perfect balance between tranquility and convenience. Just a short drive to Sanur Beach, you can enjoy sunrise walks and seaside cafes, while nearby restaurants, shops, and local amenities are easily accessible.The interior showcases a warm modern tropical design with clean lines and natural tones. This two-story villa features 2 bedrooms and 2 bathrooms, designed with a minimalist yet cozy approach. Large glass windows bring in abundant natural light, while the open-plan living, dining, and kitchen area creates a seamless and airy atmosphere. The outdoor area is beautifully designed with a private swimming pool surrounded by a wooden deck and sun loungers. The arched architectural details add a unique character, while the garden space offers a serene and private tropical ambiance—perfect for relaxing or entertaining. Overall, this villa is an ideal choice for those seeking a stylish and comfortable home in a prime Sanur

Bali Exception
Bali / Sanur

OFFPLAN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN SANUR BE-2990

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
140 m²
Land Plot
200 m²
Tenure
Lease 29yr
Yield Curve Status

Grade B investment — short-term rental yields 7.2% 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%

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
+7.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.6%
+$9K in 5yr (+3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.2%
$1,748/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
16 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
13.9 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$163/night
50% ($82)Brixfox estimate($163/night)200% ($326)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Yearly income
$20,981
Airbnb data$163/night · 52% occupancy
Rental income
$163/night · 52% occ.
$30,704
Running costs (20%)
Utilities, cleaning, maintenance
-$6,141
Income tax (10%)
Indonesian rental income tax
-$3,070
Property tax
Annual property tax
-$512
Net income
7.2% ROI
$20,981

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$292,391
BPHTB (freehold transfer tax)$14,620
Notary & registration$1,800
Legal / due diligence$2,924
Total acquisition costs$19,344
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$3,500
($0–$7,000)
Furnishing & STR launch
2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$35,700
All-in investment$350,935

Gross yield (asking)

10.5%

True gross yield (all-in)

8.7%

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 29 years remaining.

$1.1M$818K$546K$273K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $292KPeak Capital Value: Yr 4 ($302K)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 12: 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
$301K
+3%
24 years remaining
Rental Income
+$111K
Total Position
$412K
+41%
7.1%/yr
Year 10
Capital Value
$277K
-5%
19 years remaining
Rental Income
+$241K
Total Position
$517K
+77%
5.9%/yr
Year 15
Capital Value
$186K
-36%
14 years remaining
Rental Income
+$390K
Total Position
$576K
+97%
4.6%/yr
Year 20
Capital Value
$92K
-69%
9 years remaining
Rental Income
+$564K
Total Position
$655K
+124%
4.1%/yr

Location

Bali

Sanur, Approximate area

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Villa Scorecard

Location
Good
Popular area with steady demand
Rental Yield
Good
7.2% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Good
$163 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
200 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
29 years remaining on lease

Top Highlights

Stunning visuals with 9/10 instagrammability — commands premium nightly rates
29+ year lease — strong tenure runway

Watch Out

Occupancy at 52% — factor in seasonal gaps
Compact plot at 200 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

32% occ.
4.3%
$1,054/mo
42% occ.
5.8%
$1,401/mo
52% occ.
7.2%
$1,748/mo
current
62% occ.
8.6%
$2,096/mo

Lease Timeline

29 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.