SPACIOUS FAMILY HOME IN KEROBOKAN

SPACIOUS FAMILY HOME IN KEROBOKAN

Bali, Bali

$556k

Price

9.8%

ROI

4

Bedrooms

77%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 720 m²
Build: 550 m²
Est. Revenue: $81k/yr
Avg Nightly Rate: $288

Investment Analysis

This luxury family home is located in a very well-connected area on the outskirts of Canggu, only 5 minutes away from Bumbak and Umalas, and 10 minutes to Seminyak and the famous Canggu. It is also within close proximity to the beach, popular cafes, restaurants, bars, shopping centers, and international schools.

Propertia
Bali / Kerobokan

SPACIOUS FAMILY HOME IN KEROBOKAN

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
550 m²
Land Plot
720 m²
Tenure
Lease 25yr
Yield Curve Status

Grade B investment — long-term rental yields 12.0% net return annually.

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The Investment

Brixfox Score62
GradeB
Brixfox Intelligence
62BStrong
Score Breakdown
ROI & Yield68%
Capital Growth65%
Risk Profile64%
Market Demand62%

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
+9.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.7%
-$19K in 5yr (-3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.0%
$4,626/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
13 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
10.0 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$288/night
50% ($144)Brixfox estimate($288/night)200% ($577)
Occupancy
77%
10%Brixfox estimate(77%)100%

Short-Term Rental

Yearly income
$55,508
Airbnb data$288/night · 77% occupancy
Rental income
$288/night · 77% occ.
$80,686
Running costs (20%)
Utilities, cleaning, maintenance
-$16,137
Income tax (10%)
Indonesian rental income tax
-$8,069
Property tax
Annual property tax
-$972
Net income
10.0% ROI
$55,508

Long-Term Rental

Yearly income
$66,782
50 comps
Rental income
$9,761/mo
$93,703
Agency fee (10%)
Finder's fee per tenant
-$9,370
Vacancy (~8%)
1.5mo gap per tenancy
-$7,208
Income tax (10%)
Indonesian rental income tax
-$9,370
Property tax
Annual property tax
-$972
Net income
12.0% ROI
$66,782

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 25 years remaining.

$2.3M$1.7M$1.2M$582K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $556KPeak 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 9: 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
$537K
-3%
20 years remaining
Rental Income
+$295K
Total Position
$831K
+50%
8.4%/yr
Year 10
Capital Value
$373K
-33%
15 years remaining
Rental Income
+$636K
Total Position
$1.0M
+82%
6.2%/yr
Year 15
Capital Value
$192K
-65%
10 years remaining
Rental Income
+$1.0M
Total Position
$1.2M
+120%
5.4%/yr
Year 20
Capital Value
$56K
-90%
5 years remaining
Rental Income
+$1.5M
Total Position
$1.5M
+179%
5.3%/yr

Location

Bali

Kerobokan, Approximate area

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Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
10.0% annual return
Occupancy
Strong
77% average occupancy
Nightly Rate
Strong
$288 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
720 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
25 years remaining on lease

Top Highlights

High rental yield at 10.0% — outperforms most Bali villas
Strong occupancy at 77% — consistent booking demand
Premium nightly rate of $288 — positioned in the top tier

Watch Out

Secondary location — rental demand may be lower than premium areas
STR zoning not confirmed — verify before purchasing for short-term rental use

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

57% occ.
7.3%
$3,398/mo
67% occ.
8.7%
$4,012/mo
77% occ.
10.0%
$4,626/mo
current
87% occ.
11.3%
$5,240/mo

Lease Timeline

25 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.