2-Bedroom Villas in Jimbaran for Sale

About the location

• Jimbaran Beach and the seafood warungs
• Ngurah Rai International Airport — the closest of any established area on the island
• Uluwatu, Padang Padang and the southern surf coast
• GWK Cultural Park
• Nusa Dua's hotels and the Bukit's business district

Why Investing in This Property

The lease is the strongest part of this offer.

Thirty years paid in full at signing, with a 25-year extension written into the contract rather than promised verbally. Fifty-five years of certainty is most of a working lifetime, and the extension being in the document is the distinction that matters. Across Bali, the overwhelming majority of leaseholds carry either no extension clause or an extension "subject to agreement at the time" — which means the landowner names a price when you have no alternative. A contractual extension removes that.

Residential zoning suits Jimbaran particularly well. Jimbaran has a year-round population that most of Bali does not: airline and airport staff, hotel management from Nusa Dua, university people, and families who want to be near the international schools and the hospitals of the south. They rent by the year, they pay in advance, and they stay. A two-bedroom house with a private pool at this price is exactly what that market cannot find — the new build in Jimbaran is overwhelmingly one-bedroom investor stock aimed at holiday lets. Annual tenancy yields less per night than tourism, but it comes with no cleaning, no platform commission, no management fee of twenty to thirty percent, no seasonal vacancy and no turnover damage. On a net basis the gap is far smaller than the headline rates suggest, and the volatility is nothing like the same.

Four units is the right size for what this is. Large complexes come with a management company, a service charge and decisions made by people you have never met. Four owners can agree on the gate, the pump and the garden between themselves. It is also small enough that the character of the place depends on who buys the other three — which is an argument for looking at the whole-complex option.

Four villas at their individual prices total USD 1,055,000; the whole-complex package is USD 949,500, exactly ten percent less. For a buyer who wants a small letting business rather than a second home, four houses behind one gate with one lease structure, one set of documents and one maintenance contract is a materially easier thing to run than four properties in four villages. The projected return given for the complex is 11 to 13 % a year: 11.47 % for Villas 1 and 3, 11.26 % for Villa 2 and 11.92 % for Villa 4.

Jimbaran's position is the quiet advantage. It is the closest established area to the airport, which matters for a tenant who flies for work and for a guest arriving at midnight. It has the seafood beach, it has the Bukit's surf twenty minutes south, and it has never been as saturated as Canggu or as expensive as Seminyak. Prices here have moved less dramatically in both directions. From the complex, the international schools and the Sidewalk Jimbaran shopping centre are 5 minutes away, Melasti and Jimbaran beaches 10 minutes and the airport 20 minutes.

Additional information

• Villa 4 of a four-villa complex — building 154 m² over two floors — 2 bedrooms — private pool and sun terrace — enclosed living areas
• Zoning: yellow (R3), residential — annual and long-term letting
• Leasehold 30 years, paid in full at signing, with a 25-year extension provided for in the contract
• Other units available: Villa 1 — 176 m² — USD 265,000 · Villa 2 — 158 m² — USD 270,000 · Villa 3 — 165 m² — USD 265,000
• Whole complex (four villas): USD 949,500 instead of USD 1,055,000 — 10% discount
• Flexible payment terms offered on individual units
• Jimbaran: closest established area to Ngurah Rai airport — Jimbaran Beach and its seafood warungs — GWK Cultural Park — Uluwatu and the southern surf coast — Nusa Dua