TURNKEY TROPICAL VILLA NEAR NYANG NYANG BEACH

TURNKEY TROPICAL VILLA NEAR NYANG NYANG BEACH

Bali, Bali

$450k

Price

10.7%

ROI

3

Bedrooms

41%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 220 m²
Build: 160 m²
Est. Revenue: $62k/yr
Avg Nightly Rate: $412

Investment Analysis

Located in the serene area of Nyang Nyang, this beautiful villa is built on 2.2 Are of land with a 160 sqm building, offering a perfect balance of comfort and tropical living.

Propertia
Bali / Nyang Nyang

TURNKEY TROPICAL VILLA NEAR NYANG NYANG BEACH

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

Grade C+ investment — short-term rental yields 9.4% net return annually.

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The Investment

Brixfox Score53
GradeC+
Brixfox Intelligence
53C+Moderate
Score Breakdown
ROI & Yield58%
Capital Growth56%
Risk Profile55%
Market Demand53%

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
-2.6%
-$59K in 5yr (-13%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.4%
$3,539/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
15 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
10.6 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$412/night
50% ($206)Brixfox estimate($412/night)200% ($825)
Occupancy
41%
10%Brixfox estimate(41%)100%

Short-Term Rental

Yearly income
$42,462
Airbnb data$412/night · 41% occupancy
Rental income
$412/night · 41% occ.
$61,785
Running costs (20%)
Utilities, cleaning, maintenance
-$12,357
Income tax (10%)
Indonesian rental income tax
-$6,178
Property tax
Annual property tax
-$787
Net income
9.4% ROI
$42,462

Long-Term Rental

Yearly income
$37,503
7 comps
Rental income
$5,516/mo
$52,954
Agency fee (10%)
Finder's fee per tenant
-$5,295
Vacancy (~8%)
1.5mo gap per tenancy
-$4,073
Income tax (10%)
Indonesian rental income tax
-$5,295
Property tax
Annual property tax
-$787
Net income
8.3% ROI
$37,503

Short-term rental earns 1.1x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 23 years remaining.

$1.6M$1.2M$792K$396K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $450KPeak 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 10: 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
$391K
-13%
18 years remaining
Rental Income
+$225K
Total Position
$616K
+37%
6.5%/yr
Year 10
Capital Value
$252K
-44%
13 years remaining
Rental Income
+$487K
Total Position
$739K
+64%
5.1%/yr
Year 15
Capital Value
$117K
-74%
8 years remaining
Rental Income
+$790K
Total Position
$907K
+102%
4.8%/yr
Year 20
Capital Value
$29K
-94%
3 years remaining
Rental Income
+$1.1M
Total Position
$1.2M
+160%
4.9%/yr

Location

Bali

Nyang Nyang, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
9.4% annual return
Occupancy
Weak
41% average occupancy
Nightly Rate
Strong
$412 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Average
220 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
23 years remaining on lease

Top Highlights

High rental yield at 9.4% — outperforms most Bali villas
Premium nightly rate of $412 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 41% — 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.
6.9%
$2,569/mo
40% occ.
9.2%
$3,447/mo
41% occ.
9.4%
$3,539/mo
current
51% occ.
11.8%
$4,417/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.