SERENE MODERN 4-BEDROOM VILLA STEPS FROM BALANGAN BEACH

SERENE MODERN 4-BEDROOM VILLA STEPS FROM BALANGAN BEACH

Bali, Bali

$564k

Price

9.7%

ROI

4

Bedrooms

54%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 330 m²
Build: 190 m²
Est. Revenue: $81k/yr
Avg Nightly Rate: $416

Investment Analysis

Just a short walk to Balangan Beach, this finished 4-bedroom villa offers a calm and comfortable setting for coastal living in Bali. Built on 3.3 are of land with a 190 sqm building size, the villa enjoys a quiet position close to the beach and is only 10 minutes from Bingin.

Propertia
Bali / Balangan
Commercial Zone

SERENE MODERN 4-BEDROOM VILLA STEPS FROM 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 9.9% 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.

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+7.3%
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
9.9%
$4,661/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
14 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
10.1 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$416/night
50% ($208)Brixfox estimate($416/night)200% ($832)
Occupancy
54%
10%Brixfox estimate(54%)100%

Short-Term Rental

Yearly income
$55,931
Airbnb data$416/night · 54% occupancy
Rental income
$416/night · 54% occ.
$81,310
Running costs (20%)
Utilities, cleaning, maintenance
-$16,262
Income tax (10%)
Indonesian rental income tax
-$8,131
Property tax
Annual property tax
-$986
Net income
9.9% ROI
$55,931

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 1.8x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 23 years remaining.

$2.1M$1.6M$1.0M$522K$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
+$297K
Total Position
$787K
+40%
6.9%/yr
Year 10
Capital Value
$316K
-44%
13 years remaining
Rental Income
+$641K
Total Position
$957K
+70%
5.4%/yr
Year 15
Capital Value
$146K
-74%
8 years remaining
Rental Income
+$1.0M
Total Position
$1.2M
+111%
5.1%/yr
Year 20
Capital Value
$36K
-94%
3 years remaining
Rental Income
+$1.5M
Total Position
$1.5M
+173%
5.2%/yr

Location

Bali

Balangan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
9.9% annual return
Occupancy
Average
54% average occupancy
Nightly Rate
Strong
$416 per night
Visual Appeal
Strong
9/10 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 9.9% — outperforms most Bali villas
Premium nightly rate of $416 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 54% — 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

34% occ.
6.2%
$2,889/mo
44% occ.
8.0%
$3,775/mo
54% occ.
9.9%
$4,661/mo
current
64% occ.
11.8%
$5,547/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.