Elegant Contemporary Villa in Nyanyi

Elegant Contemporary Villa in Nyanyi

Bali, Bali

$1.0M

Price

9.4%

ROI

6

Bedrooms

25%

Occupancy

6 Bathrooms
Ownership: leasehold
Land: 537 m²
Build: 380 m²
Est. Revenue: $67k/yr
Avg Nightly Rate: $743

Investment Analysis

Located in Nyanyi, just minutes from Nyanyi Beach and the visionary Nuanu creative city, this elegant villa is set on a generous 5.37 Are. Known for its unspoiled black-sand shoreline, lush surroundings, Nyanyi offers a rare balance of tranquility and future growth, while remaining within easy reach of Pererenan and Canggu’s vibrant lifestyle scene.

Propertia
Bali / Nyanyi
Commercial Zone

Elegant Contemporary Villa in Nyanyi

Inventory
6 Beds
Bathrooms
6 Baths
Built Area
380 m²
Land Plot
537 m²
Tenure
Lease 27yr
Yield Curve Status

Grade B investment — long-term rental yields 19.2% net return annually.

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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.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+4.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.0%
-$1K in 5yr (-0%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.5%
$3,735/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
26 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
22.4 yr
Rental only

Location

Bali

Nyanyi, Approximate area

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Income Breakdown

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Nightly Rate (ADR)
$743/night
50% ($372)Brixfox estimate($743/night)200% ($1487)
Occupancy
25%
10%Brixfox estimate(25%)100%

Short-Term Rental

Yearly income
$44,821
Airbnb data$743/night · 25% occupancy
Rental income
$743/night · 25% occ.
$66,537
Running costs (20%)
Utilities, cleaning, maintenance
-$13,307
Income tax (10%)
Indonesian rental income tax
-$6,654
Property tax
Annual property tax
-$1,755
Net income
4.5% ROI
$44,821

Long-Term Rental

Yearly income
$192,616
11 comps
Rental income
$28,001/mo
$268,812
Agency fee (10%)
Finder's fee per tenant
-$26,881
Vacancy (~8%)
1.5mo gap per tenancy
-$20,678
Income tax (10%)
Indonesian rental income tax
-$26,881
Property tax
Annual property tax
-$1,755
Net income
19.2% ROI
$192,616

Long-term rental earns more with lower risk and less effort.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 27 years remaining.

$2.1M$1.6M$1.0M$525K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $1.0MPeak Capital Value: Yr 2 ($1.0M)Paid back
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 18: 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
$1.0M
-0%
22 years remaining
Rental Income
+$238K
Total Position
$1.2M
+24%
4.3%/yr
Year 10
Capital Value
$817K
-19%
17 years remaining
Rental Income
+$514K
Total Position
$1.3M
+33%
2.9%/yr
Year 15
Capital Value
$499K
-50%
12 years remaining
Rental Income
+$834K
Total Position
$1.3M
+33%
1.9%/yr
Year 20
Capital Value
$212K
-79%
7 years remaining
Rental Income
+$1.2M
Total Position
$1.4M
+41%
1.7%/yr

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.5% annual return
Occupancy
Weak
25% average occupancy
Nightly Rate
Strong
$743 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
537 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
27 years remaining on lease

Top Highlights

Premium nightly rate of $743 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 537 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.5% is near the market average — model your cashflow carefully

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.
5.5%
$4,603/mo
40% occ.
7.4%
$6,185/mo
25% occ.
4.5%
$3,735/mo
current
35% occ.
6.4%
$5,318/mo

Lease Timeline

27 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.