MOVE-IN READY 2-BEDROOM VILLA IN THE HEART OF BALANGAN

MOVE-IN READY 2-BEDROOM VILLA IN THE HEART OF BALANGAN

Bali, Bali

$185k

Price

13.0%

ROI

2

Bedrooms

51%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 101 m²
Build: 100 m²
Est. Revenue: $44k/yr
Avg Nightly Rate: $238

Investment Analysis

This finished modern 2-bedroom villa is located in Balangan, Uluwatu—just a 5-minute drive to Balangan Beach and only 10 minutes from the vibrant Bingin area.

Propertia
Bali / Balangan
Commercial Zone

MOVE-IN READY 2-BEDROOM VILLA IN THE HEART OF BALANGAN

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
100 m²
Land Plot
101 m²
Tenure
Lease 24yr
Yield Curve Status

Grade B investment — short-term rental yields 16.6% 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.

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+15.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-1.6%
-$15K in 5yr (-8%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
16.6%
$2,568/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
6.0 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$238/night
50% ($119)Brixfox estimate($238/night)200% ($475)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Yearly income
$30,820
Airbnb data$238/night · 51% occupancy
Rental income
$238/night · 51% occ.
$44,491
Running costs (20%)
Utilities, cleaning, maintenance
-$8,898
Income tax (10%)
Indonesian rental income tax
-$4,449
Property tax
Annual property tax
-$324
Net income
16.6% ROI
$30,820

Long-Term Rental

Yearly income
$19,877
6 comps
Rental income
$2,910/mo
$27,937
Agency fee (10%)
Finder's fee per tenant
-$2,794
Vacancy (~8%)
1.5mo gap per tenancy
-$2,149
Income tax (10%)
Indonesian rental income tax
-$2,794
Property tax
Annual property tax
-$324
Net income
10.7% ROI
$19,877

Short-term rental earns 1.6x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 24 years remaining.

$1.2M$915K$610K$305K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $185KPeak 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 6: 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
$170K
-8%
19 years remaining
Rental Income
+$164K
Total Position
$334K
+80%
12.5%/yr
Year 10
Capital Value
$114K
-38%
14 years remaining
Rental Income
+$353K
Total Position
$468K
+153%
9.7%/yr
Year 15
Capital Value
$56K
-70%
9 years remaining
Rental Income
+$573K
Total Position
$630K
+240%
8.5%/yr
Year 20
Capital Value
$15K
-92%
4 years remaining
Rental Income
+$828K
Total Position
$844K
+355%
7.9%/yr

Location

Bali

Balangan, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
16.6% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Strong
$238 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
101 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Good
24 years remaining on lease

Top Highlights

High rental yield at 16.6% — outperforms most Bali villas
Premium nightly rate of $238 — 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 51% — 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

31% occ.
10.1%
$1,556/mo
41% occ.
13.4%
$2,062/mo
51% occ.
16.6%
$2,568/mo
current
61% occ.
19.9%
$3,074/mo

Lease Timeline

24 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 9 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.