STUNNING MODERN HOUSE IN KEDUNGU

STUNNING MODERN HOUSE IN KEDUNGU

Bali, Bali

$167k

Price

5.0%

ROI

1

Bedrooms

37%

Occupancy

1 Bathrooms
Ownership: freehold
Land: 100 m²
Build: 95 m²
Est. Revenue: $12k/yr
Avg Nightly Rate: $87

Investment Analysis

Discover modern living in the peaceful village of Kedungu with this beautifully designed one-bedroom home. Perfect for individuals or couples, the house offers a stylish and intimate space, featuring clean architectural lines, high-quality finishes, and a bright, airy interior.

Propertia
Bali / Tabanan

STUNNING MODERN HOUSE IN KEDUNGU

Inventory
1 Beds
Bathrooms
1 Baths
Built Area
95 m²
Land Plot
100 m²
Tenure
Freehold
Yield Curve Status

Grade C investment — short-term rental yields 4.8% net return annually.

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The Investment

Brixfox Score45
GradeC
Brixfox Intelligence
45CModerate
Score Breakdown
ROI & Yield50%
Capital Growth47%
Risk Profile48%
Market Demand45%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+9.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$36K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.8%
$669/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
20.8 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$87/night
50% ($44)Brixfox estimate($87/night)200% ($175)
Occupancy
37%
10%Brixfox estimate(37%)100%

Short-Term Rental

Yearly income
$8,027
Airbnb data$87/night · 37% occupancy
Rental income
$87/night · 37% occ.
$11,884
Running costs (20%)
Utilities, cleaning, maintenance
-$2,377
Income tax (10%)
Indonesian rental income tax
-$1,188
Property tax
Annual property tax
-$292
Net income
4.8% ROI
$8,027

Long-Term Rental

Yearly income
$7,613
12 comps
Rental income
$1,139/mo
$10,931
Agency fee (10%)
Finder's fee per tenant
-$1,093
Vacancy (~8%)
1.5mo gap per tenancy
-$841
Income tax (10%)
Indonesian rental income tax
-$1,093
Property tax
Annual property tax
-$292
Net income
4.6% ROI
$7,613

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

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$166,667
BPHTB (freehold transfer tax)$8,333
Notary & registration$1,800
Legal / due diligence$1,667
Total acquisition costs$11,800
Renovation (~$130/m², from finish level)
Estimated from finish level — mid-range usually needs light refresh.		$12,350
($7,600–$17,100)
Furnishing & STR launch
1bd × $3,500 base + appliances, electronics, outdoor, licence, photography, linens.		$18,100
All-in investment$208,917

Gross yield (asking)

7.1%

True gross yield (all-in)

5.7%

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.

$1.1M$796K$530K$265K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $167K
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 17: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$203K
+22%
Rental Income
+$43K
Total Position
$245K
+47%
8.0%/yr
Year 10
Capital Value
$247K
+48%
Rental Income
+$92K
Total Position
$339K
+103%
7.3%/yr
Year 20
Capital Value
$365K
+119%
Rental Income
+$216K
Total Position
$581K
+249%
6.4%/yr
Year 30
Capital Value
$541K
+224%
Rental Income
+$382K
Total Position
$922K
+453%
5.9%/yr

Location

Bali

Tabanan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.8% annual return
Occupancy
Weak
37% average occupancy
Nightly Rate
Average
$87 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
100 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.8% is near the market average — model your cashflow carefully

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
3.8%
$534/mo
40% occ.
5.2%
$720/mo
37% occ.
4.8%
$669/mo
current
47% occ.
6.2%
$855/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.