Investment project in Sanur – 5 BEDROOM

Investment project in Sanur – 5 BEDROOM

Bali, Bali

$451k

Price

11.7%

ROI

5

Bedrooms

46%

Occupancy

Ownership: leasehold
Land: 119.39 m²
Build: 142.75 m²
Est. Revenue: $55k/yr
Avg Nightly Rate: $330

Investment Analysis

This is a villa complex consisting of a total of 9 luxury villas (1x two-bedroom villa, 2x five-bedroom villas, and 6x three-bedroom villas).

Villas of Bali
Bali / Sanur

Investment project in Sanur – 5 BEDROOM

Inventory
5 Beds
Bathrooms
0 Baths
Built Area
142.75 m²
Land Plot
119.39 m²
Tenure
Lease 29yr
Yield Curve Status

Grade C investment — short-term rental yields 8.4% net return annually.

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The Investment

Brixfox Score38
GradeC
Brixfox Intelligence
38CModerate
Score Breakdown
ROI & Yield42%
Capital Growth40%
Risk Profile41%
Market Demand38%

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
+9.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.6%
+$13K in 5yr (+3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.4%
$3,164/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
11.9 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$330/night
50% ($165)Brixfox estimate($330/night)200% ($660)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$37,974
Airbnb data$330/night · 46% occupancy
Rental income
$330/night · 46% occ.
$55,375
Running costs (20%)
Utilities, cleaning, maintenance
-$11,075
Income tax (10%)
Indonesian rental income tax
-$5,538
Property tax
Annual property tax
-$789
Net income
8.4% ROI
$37,974

Long-Term Rental

Yearly income
$14,738
9 comps
Rental income
$2,237/mo
$21,472
Agency fee (10%)
Finder's fee per tenant
-$2,147
Vacancy (~8%)
1.5mo gap per tenancy
-$1,652
Income tax (10%)
Indonesian rental income tax
-$2,147
Property tax
Annual property tax
-$789
Net income
3.3% ROI
$14,738

Short-term rental earns 2.6x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 29 years remaining.

$2.0M$1.5M$987K$494K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $451KPeak Capital Value: Yr 4 ($466K)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 11: 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
$464K
+3%
24 years remaining
Rental Income
+$202K
Total Position
$665K
+48%
8.1%/yr
Year 10
Capital Value
$426K
-5%
19 years remaining
Rental Income
+$435K
Total Position
$862K
+91%
6.7%/yr
Year 15
Capital Value
$287K
-36%
14 years remaining
Rental Income
+$706K
Total Position
$993K
+120%
5.4%/yr
Year 20
Capital Value
$141K
-69%
9 years remaining
Rental Income
+$1.0M
Total Position
$1.2M
+158%
4.8%/yr

Location

Bali

Sanur, Approximate area

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Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Good
Popular area with steady demand
Rental Yield
Strong
8.4% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Strong
$330 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
119 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
29 years remaining on lease

Top Highlights

High rental yield at 8.4% — outperforms most Bali villas
Premium nightly rate of $330 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

Occupancy at 46% — factor in seasonal gaps
Compact plot at 119 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.
5.4%
$2,041/mo
40% occ.
7.3%
$2,743/mo
46% occ.
8.4%
$3,164/mo
current
56% occ.
10.3%
$3,867/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.