CONTEMPORARY 4-BEDROOM VILLA WALKING DISTANCE TO BALANGAN BEACH

CONTEMPORARY 4-BEDROOM VILLA WALKING DISTANCE TO BALANGAN BEACH

Bali, Bali

$564k

Price

10.5%

ROI

4

Bedrooms

55%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 330 m²
Build: 190 m²
Est. Revenue: $87k/yr
Avg Nightly Rate: $434

Investment Analysis

Just moments from the shoreline of Balangan Beach, this finished modern 4-bedroom villa offers a relaxed coastal lifestyle in Balangan. Built on 3.3 are of land with a 190 sqm building size, the villa enjoys a prime position within walking distance to the beach and only a short 10-minute drive to Bingin.

Propertia
Bali / Balangan
Commercial Zone

CONTEMPORARY 4-BEDROOM VILLA WALKING DISTANCE TO BALANGAN BEACH

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
190 m²
Land Plot
330 m²
Tenure
Lease 23yr
Yield Curve Status

Grade B investment — short-term rental yields 10.7% net return annually.

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The Investment

Brixfox Score61
GradeB
Brixfox Intelligence
61BStrong
Score Breakdown
ROI & Yield67%
Capital Growth64%
Risk Profile63%
Market Demand61%

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
+8.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-2.6%
-$74K in 5yr (-13%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.7%
$5,009/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
9.4 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$434/night
50% ($217)Brixfox estimate($434/night)200% ($868)
Occupancy
55%
10%Brixfox estimate(55%)100%

Short-Term Rental

Yearly income
$60,113
Airbnb data$434/night · 55% occupancy
Rental income
$434/night · 55% occ.
$87,284
Running costs (20%)
Utilities, cleaning, maintenance
-$17,457
Income tax (10%)
Indonesian rental income tax
-$8,728
Property tax
Annual property tax
-$986
Net income
10.7% ROI
$60,113

Long-Term Rental

Yearly income
$31,690
5 comps
Rental income
$4,707/mo
$45,191
Agency fee (10%)
Finder's fee per tenant
-$4,519
Vacancy (~8%)
1.5mo gap per tenancy
-$3,476
Income tax (10%)
Indonesian rental income tax
-$4,519
Property tax
Annual property tax
-$986
Net income
5.6% ROI
$31,690

Short-term rental earns 1.9x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 23 years remaining.

$2.2M$1.7M$1.1M$561K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $564KPeak 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
$490K
-13%
18 years remaining
Rental Income
+$319K
Total Position
$809K
+44%
7.5%/yr
Year 10
Capital Value
$316K
-44%
13 years remaining
Rental Income
+$689K
Total Position
$1.0M
+78%
6.0%/yr
Year 15
Capital Value
$146K
-74%
8 years remaining
Rental Income
+$1.1M
Total Position
$1.3M
+124%
5.5%/yr
Year 20
Capital Value
$36K
-94%
3 years remaining
Rental Income
+$1.6M
Total Position
$1.7M
+193%
5.5%/yr

Location

Bali

Balangan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
10.7% annual return
Occupancy
Average
55% average occupancy
Nightly Rate
Strong
$434 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Good
330 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Good
23 years remaining on lease

Top Highlights

High rental yield at 10.7% — outperforms most Bali villas
Premium nightly rate of $434 — 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 55% — factor in seasonal gaps

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

35% occ.
6.7%
$3,161/mo
45% occ.
8.7%
$4,085/mo
55% occ.
10.7%
$5,009/mo
current
65% occ.
12.6%
$5,934/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.