OFFPLAN 4 BEDROOM VILLA FOR SALE LEASEHOLD IN TABANAN BE-2592

OFFPLAN 4 BEDROOM VILLA FOR SALE LEASEHOLD IN TABANAN BE-2592

Bali, Bali

$414k

Price

19.7%

ROI

4

Bedrooms

65%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 400 m²
Build: 318 m²
Est. Revenue: $125k/yr
Avg Nightly Rate: $526

Investment Analysis

Nestled on Bali’s serene west coast, these villas sit walking distance from a pristine beach and are surrounded by protected rice fields, while still offering easy access to vibrant destinations such as Canggu, Pererenan, and Nyanyi.

Bali Exception
Bali / Kerambitan - Tabanan
Commercial Zone

OFFPLAN 4 BEDROOM VILLA FOR SALE LEASEHOLD IN TABANAN BE-2592

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
318 m²
Land Plot
400 m²
Tenure
Lease 30yr
Yield Curve Status

Grade A investment — short-term rental yields 21.0% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score77
GradeA
Brixfox Intelligence
77AExcellent
Score Breakdown
ROI & Yield85%
Capital Growth81%
Risk Profile78%
Market Demand77%

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
+21.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.9%
+$18K in 5yr (+4%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
21.0%
$7,256/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
5 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
4.8 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$526/night
50% ($263)Brixfox estimate($526/night)200% ($1051)
Occupancy
65%
10%Brixfox estimate(65%)100%

Short-Term Rental

Yearly income
$87,076
Airbnb data$526/night · 65% occupancy
Rental income
$526/night · 65% occ.
$125,430
Running costs (20%)
Utilities, cleaning, maintenance
-$25,086
Income tax (10%)
Indonesian rental income tax
-$12,543
Property tax
Annual property tax
-$725
Net income
21.0% ROI
$87,076

Long-Term Rental

Yearly income
$19,807
7 comps
Rental income
$2,958/mo
$28,394
Agency fee (10%)
Finder's fee per tenant
-$2,839
Vacancy (~8%)
1.5mo gap per tenancy
-$2,184
Income tax (10%)
Indonesian rental income tax
-$2,839
Property tax
Annual property tax
-$725
Net income
4.8% ROI
$19,807

Short-term rental earns 4.4x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 30 years remaining.

$4.8M$3.6M$2.4M$1.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Purchase PriceIlliquid zoneUnsellableToday: $414KPeak Capital Value: Yr 5 ($432K)Paid 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 5: 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 5Peak
Capital Value
$432K
+4%
25 years remaining
Rental Income
+$462K
Total Position
$894K
+116%
16.7%/yr
Year 10
Capital Value
$417K
+1%
20 years remaining
Rental Income
+$998K
Total Position
$1.4M
+242%
13.1%/yr
Year 15
Capital Value
$290K
-30%
15 years remaining
Rental Income
+$1.6M
Total Position
$1.9M
+361%
10.7%/yr
Year 20
Capital Value
$150K
-64%
10 years remaining
Rental Income
+$2.3M
Total Position
$2.5M
+501%
9.4%/yr

Location

Bali

Kerambitan - Tabanan, Approximate area

Loading Map...

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
21.0% annual return
Occupancy
Good
65% average occupancy
Nightly Rate
Strong
$526 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Good
400 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
30 years remaining on lease

Top Highlights

High rental yield at 21.0% — outperforms most Bali villas
Premium nightly rate of $526 — 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

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

45% occ.
14.5%
$5,018/mo
55% occ.
17.8%
$6,137/mo
65% occ.
21.0%
$7,256/mo
current
75% occ.
24.3%
$8,376/mo

Lease Timeline

30 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.