WALKING DISTANCE TO THE BEACH 1 BEDROOM VILLA FOR SALE LEASEHOLD IN NYANG-NYANG BE-2989

WALKING DISTANCE TO THE BEACH 1 BEDROOM VILLA FOR SALE LEASEHOLD IN NYANG-NYANG BE-2989

Bali, Bali

$150k

Price

13.1%

ROI

1

Bedrooms

44%

Occupancy

1 Bathrooms
Ownership: leasehold
Land: 100 m²
Build: 60 m²
Est. Revenue: $25k/yr
Avg Nightly Rate: $159

Investment Analysis

Located in the southern part of Bali, this villa is just a 3-minute drive from Nyang Nyang Beach, offering quick access to pristine shores, stunning cliffs, and breathtaking sunsets. The area provides a peaceful atmosphere while remaining close to Uluwatu’s popular cafés, restaurants, and surf spots.

Bali Exception
Bali / Uluwatu - Nyang-Nyang

WALKING DISTANCE TO THE BEACH 1 BEDROOM VILLA FOR SALE LEASEHOLD IN NYANG-NYANG BE-2989

Inventory
1 Beds
Bathrooms
1 Baths
Built Area
60 m²
Land Plot
100 m²
Tenure
Lease 21yr
Yield Curve Status

Grade C+ investment — short-term rental yields 11.6% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score46
GradeC+
Brixfox Intelligence
46C+Moderate
Score Breakdown
ROI & Yield51%
Capital Growth48%
Risk Profile49%
Market Demand46%

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
+6.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-4.8%
-$36K in 5yr (-24%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
11.6%
$1,449/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
13 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
8.6 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$159/night
50% ($79)Brixfox estimate($159/night)200% ($317)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Yearly income
$17,392
Airbnb data$159/night · 44% occupancy
Rental income
$159/night · 44% occ.
$25,220
Running costs (20%)
Utilities, cleaning, maintenance
-$5,044
Income tax (10%)
Indonesian rental income tax
-$2,522
Property tax
Annual property tax
-$263
Net income
11.6% ROI
$17,392

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$150,000
BPHTB (freehold transfer tax)$7,500
Notary & registration$1,800
Legal / due diligence$1,500
Total acquisition costs$10,800
Renovation (~$130/m², from finish level)
Estimated from finish level — mid-range usually needs light refresh.		$7,800
($4,800–$10,800)
Furnishing & STR launch
1bd × $3,500 base + appliances, electronics, outdoor, licence, photography, linens.		$18,100
All-in investment$186,700

Gross yield (asking)

16.8%

True gross yield (all-in)

13.5%

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 21 years remaining.

$574K$430K$287K$143K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $150KPeak 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
$114K
-24%
16 years remaining
Rental Income
+$92K
Total Position
$206K
+37%
6.6%/yr
Year 10
Capital Value
$65K
-57%
11 years remaining
Rental Income
+$199K
Total Position
$264K
+76%
5.8%/yr
Year 15
Capital Value
$24K
-84%
6 years remaining
Rental Income
+$323K
Total Position
$347K
+132%
5.8%/yr
Year 20
Capital Value
$3K
-98%
1 years remaining
Rental Income
+$467K
Total Position
$471K
+214%
5.9%/yr

Location

Bali

Uluwatu - Nyang-Nyang, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
11.6% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Good
$159 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
100 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
21 years remaining on lease

Top Highlights

Prime location in Uluwatu - Nyang-Nyang — high tourist traffic
High rental yield at 11.6% — outperforms most villas in this market

Watch Out

Occupancy at 44% — factor in seasonal gaps
Compact plot at 100 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

30% occ.
7.9%
$992/mo
40% occ.
10.6%
$1,329/mo
44% occ.
11.6%
$1,449/mo
current
54% occ.
14.3%
$1,787/mo

Lease Timeline

21 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 6 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.