Beautiful five bedroom new and modern estate

Beautiful five bedroom new and modern estate

Bali, Bali

$741k

Price

4.3%

ROI

5

Bedrooms

30%

Occupancy

2 Bathrooms
Ownership: freehold
Land: 440 m²
Build: 385 m²
Est. Revenue: $69k/yr
Avg Nightly Rate: $643

Investment Analysis

Nestled within a serene locale, this exquisite five-bedroom modern estate stands as a testament to luxurious coastal living. Boasting unique design elements, this home is a harmonious blend of sophistication and functionality. The spacious interior features a dedicated TV room for leisurely entertainment and a well-equipped laundry room for convenience. Step outside into the inviting ambiance of the BBQ area, perfect for gatherings and al fresco dining against a backdrop of lush greenery. Situated within a secure complex, this property offers peace of mind and privacy, allowing you to unwind in tranquility. Beyond its doors lies the allure of the beach, just a leisurely stroll away. The proximity to the coastline allows for idyllic sunset walks or invigorating morning swims, inviting you to indulge in the coastal charm at your leisure. This stunning estate encapsulates the essence of modern luxury and coastal serenity, offering a quintessential haven for a discerning homeowner.

Kibarer
Bali / Cemagi

Beautiful five bedroom new and modern estate

Inventory
5 Beds
Bathrooms
2 Baths
Built Area
385 m²
Land Plot
440 m²
Tenure
Freehold
Yield Curve Status

Grade C+ investment — short-term rental yields 6.4% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score51
GradeC+
Brixfox Intelligence
51C+Moderate
Score Breakdown
ROI & Yield56%
Capital Growth54%
Risk Profile53%
Market Demand51%

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
+10.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$160K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.4%
$3,939/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
15.7 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$643/night
50% ($321)Brixfox estimate($643/night)200% ($1286)
Occupancy
30%
10%Brixfox estimate(30%)100%

Short-Term Rental

Yearly income
$47,273
Airbnb data$643/night · 30% occupancy
Rental income
$643/night · 30% occ.
$69,384
Running costs (20%)
Utilities, cleaning, maintenance
-$13,877
Income tax (10%)
Indonesian rental income tax
-$6,938
Property tax
Annual property tax
-$1,296
Net income
6.4% ROI
$47,273

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$740,741
BPHTB (freehold transfer tax)$37,037
Notary & registration$1,800
Legal / due diligence$7,407
Total acquisition costs$46,244
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$9,625
($0–$19,250)
Furnishing & STR launch
5bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$57,300
All-in investment$853,910

Gross yield (asking)

9.4%

True gross yield (all-in)

8.1%

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

Freehold — 4%/yr appreciation in Bali.

$5.3M$4.0M$2.7M$1.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $741K
Capital appreciation
Property value growing at +4%/yr based on Bali market trends.
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 14: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$901K
+22%
Rental Income
+$251K
Total Position
$1.2M
+56%
9.2%/yr
Year 10
Capital Value
$1.1M
+48%
Rental Income
+$542K
Total Position
$1.6M
+121%
8.3%/yr
Year 20
Capital Value
$1.6M
+119%
Rental Income
+$1.3M
Total Position
$2.9M
+291%
7.0%/yr
Year 30
Capital Value
$2.4M
+224%
Rental Income
+$2.2M
Total Position
$4.7M
+528%
6.3%/yr

Location

Bali

Cemagi, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.4% annual return
Occupancy
Weak
30% average occupancy
Nightly Rate
Strong
$643 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Good
440 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $643 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 30% — factor in seasonal gaps

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.
6.5%
$3,998/mo
current
40% occ.
8.7%
$5,367/mo
30% occ.
6.4%
$3,939/mo
current
40% occ.
8.6%
$5,308/mo

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.