🇮🇩🇬🇧 Canggu’nun Hemen Yanında Saklı Bir Altın Madeni: Dalung’daki Bu Yatırımı Kaçırmayın!
Canggu, Kuta Utara, Badung, Bali, Nusa Tenggara, 80363, Indonesia
$380,000
$380,000
Overview
Property ID: HZ156
Boutique Hotel, Guesthouse, Hotel, Hospitality
Property Type
7
Bedrooms
7
Bathrooms
1
Garage
800m2
Alan boyutu
Description
7 Rooms | Full Daily Rental Model | Strategic Dalung Location | 50% Lease Payment Upfront
7 Oda | Günlük Kiralama Modeli | Stratejik Dalung Konumu | Kira Bedelinin %50’si Peşin
🇬🇧 PROPERTY INTRODUCTION
Located in Dalung, North Badung, this 7-room property is suitable for a daily hospitality rental model targeting tourists, digital nomads, and guests seeking accommodation near the Canggu and North Badung corridor.
The property is offered under a minimum 15-year leasehold structure at an annual lease price of IDR 450,000,000.
The total lease value for 15 years is IDR 6,750,000,000. According to the proposed payment structure, 50% of the total 15-year lease value must be paid upfront, equal to IDR 3,375,000,000. The remaining 50% should be clearly defined in the final lease agreement.
The financial projection assumes:
7 rentable rooms.
IDR 650,000 average nightly rate per room.
75% average annual occupancy.
Annual lease equivalent of IDR 450,000,000.
Operating expenses based on the current estimate.
🇹🇷 MÜLK TANITIMI
North Badung, Dalung bölgesinde bulunan bu 7 odalı gayrimenkul; turistleri, dijital göçebeleri ve Canggu ile North Badung koridoruna yakın konaklama arayan misafirleri hedefleyen günlük kiralama modeli için uygundur.
Tesis, yıllık 450.000.000 IDR kira bedeliyle minimum 15 yıllık leasehold modeli kapsamında sunulmaktadır.
15 yıllık toplam kira değeri 6.750.000.000 IDR’dir. Önerilen ödeme yapısına göre, 15 yıllık toplam kira bedelinin %50’si peşin ödenecektir. Bu tutar 3.375.000.000 IDR’dir. Kalan %50’lik bölümün ödeme tarihi ve koşulları nihai kira sözleşmesinde açıkça belirtilmelidir.
Finansal projeksiyon aşağıdaki varsayımlara dayanmaktadır:
7 kiralanabilir oda.
Oda başına gecelik 650.000 IDR ortalama fiyat.
Yıllık ortalama %75 doluluk.
Yıllık 450.000.000 IDR kira karşılığı.
Mevcut tahmini işletme giderleri.
🏠 PROPERTY DETAILS / GAYRİMENKUL DETAYLARI
Feature
Details
Location
Dalung, North Badung, Bali
Property Type
Hospitality / daily rental property
Total Rooms
7 rooms
Rental Concept
Premium daily hospitality
Target ADR
IDR 650,000/night
Target Occupancy
75%
Annual Lease
IDR 450,000,000/year
Minimum Lease Period
15 years
Total 15-Year Lease Value
IDR 6,750,000,000
Upfront Payment
50% of total lease value
Initial Upfront Payment
IDR 3,375,000,000
Remaining Lease Payment
IDR 3,375,000,000, subject to agreement
Annual Lease Equivalent
IDR 450,000,000
Rental Model
Daily short-term accommodation
📍 LOCATION HIGHLIGHTS
✔ Located in Dalung, North Badung ✔ Positioned near the Canggu tourism corridor ✔ Suitable for daily hospitality operations ✔ Seven rentable rooms ✔ Potential market of tourists and digital nomads ✔ Suitable for professional management ✔ Fifteen-year minimum lease period ✔ Long-term operational security compared with a short lease ✔ 50% of the total lease paid upfront ✔ Potential for additional revenue from breakfast, laundry, transfers, and activities
Kalan ödeme planı: Nihai kira sözleşmesinde kararlaştırılacaktır
The final contract should specify the due date, instalment structure, payment security, renewal terms, default provisions, and whether the annual lease rate remains fixed throughout the 15-year period.
🛏️ DAILY RENTAL ASSUMPTION
The property is positioned as a daily accommodation business with seven rentable rooms.
Accommodation Type
Units
Estimated ADR
Standard or premium rooms
7
IDR 650,000/night
The projection assumes an average rate of IDR 650,000 per room per night.
The actual achievable rate may depend on:
Room size and facilities.
Interior condition.
Bathrooms and amenities.
Parking and access.
Swimming pool and common areas.
Wi-Fi quality.
Guest reviews.
Online distribution.
Competition in Dalung and nearby areas.
High-season and low-season pricing.
📊 OCCUPANCY ASSUMPTION
Target Average Occupancy: 75%
The model assumes an average annual occupancy of 75%.
This is a target operating scenario and is not guaranteed. Actual occupancy may vary based on:
Seasonality.
Pricing strategy.
Property condition.
Marketing performance.
OTA visibility.
Guest reviews.
Competition.
Tourism demand.
Management quality.
Accessibility and surrounding development.
📊 ANNUAL GROSS REVENUE
Calculation
7 rooms × IDR 650,000 × 365 days × 75% occupancy
Estimated Annual Gross Revenue
IDR 1,245,562,500/year
≈ IDR 1.25 billion/year
≈ USD 69,700/year
USD conversion is indicative and should be updated using the exchange rate applicable at the time of the transaction.
💸 ESTIMATED OPERATING COSTS
The following operating cost assumptions are maintained from the original model:
Expense
Estimated Annual Cost
Annual lease equivalent
IDR 450,000,000
Utilities, internet, and maintenance
IDR 100,000,000
Cleaning, laundry, and guest supplies
IDR 110,000,000
Staff, reception, and housekeeping
IDR 120,000,000
Marketing and OTA commissions
IDR 66,312,500
Total estimated operating expenses
IDR 846,312,500
🧮 NET PROFIT ANALYSIS
Description
Annual Amount
Annual gross accommodation revenue
IDR 1,245,562,500
Annual lease equivalent
-IDR 450,000,000
Utilities, internet, and maintenance
-IDR 100,000,000
Cleaning, laundry, and supplies
-IDR 110,000,000
Staff, reception, and housekeeping
-IDR 120,000,000
Marketing and OTA commissions
-IDR 66,312,500
Estimated net operating profit
IDR 399,250,000
Estimated Net Profit
± IDR 399 million/year
≈ IDR 33.3 million/month
≈ USD 22,400/year
Under the revised lease structure and the stated operating assumptions, the projected annual profit is approximately IDR 399 million, not IDR 500 million.
The IDR 500 million annual profit target would require higher revenue, lower operating costs, or additional income from non-room services.
📈 ROI ANALYSIS
Total 15-Year Lease Investment
IDR 6,750,000,000
≈ USD 378,000
Initial Upfront Payment
50% of total 15-year lease value:
IDR 3,375,000,000
Remaining Lease Payment
IDR 3,375,000,000
The timing and payment schedule for the remaining balance must be specified in the lease agreement.
Estimated Annual Net Operating Profit
IDR 399,250,000/year
Estimated Net ROI on Total Lease Value
IDR 399,250,000 ÷ IDR 6,750,000,000 = approximately 5.9% per year
Estimated ROI on Initial Upfront Payment
IDR 399,250,000 ÷ IDR 3,375,000,000 = approximately 11.8% per year
The first percentage measures the annual profit against the entire 15-year lease commitment. The second measures the annual profit against only the initial 50% upfront payment. For a complete investment analysis, the remaining lease obligation must also be included.
This exceeds the 15-year lease period.
Simple Payback Period on Initial Upfront Payment
IDR 3,375,000,000 ÷ IDR 399,250,000 = approximately 8.5 years
This calculation only considers recovery of the upfront payment and does not include the remaining lease balance.
📊 TARGET PROFIT GAP
The original target was IDR 500 million annual net profit.
Description
Amount
Original annual net profit target
IDR 500,000,000
Revised projected annual net profit
IDR 399,250,000
Annual shortfall to target
IDR 100,750,000
The revised model is approximately IDR 100.75 million per year below the IDR 500 million target.
To reach IDR 500 million net profit under the same cost structure, the property would require approximately:
Higher occupancy.
Higher average nightly rate.
Additional non-room revenue.
Lower staff or operating costs.
A lower lease price.
A combination of these factors.
💡 HOW TO REACH IDR 500 MILLION NET PROFIT
Option 1: Add non-room revenue
The property could target approximately IDR 100.75 million of additional annual net contribution, equivalent to approximately IDR 8.4 million per month.
Potential sources include:
Breakfast.
Laundry.
Airport transfers.
Motorbike rental commissions.
Tour packages.
Room upgrades.
Early check-in and late checkout.
Long-stay packages.
Small events.
Private dining.
Option 2: Increase occupancy
At the same ADR of IDR 650,000 and the same cost structure, the occupancy required to reach IDR 500 million net profit would be approximately 81%, assuming other operating costs remain unchanged.
This may be difficult to achieve consistently throughout the year and should be treated as an ambitious target.
Option 3: Increase ADR
At 75% occupancy and the same cost assumptions, the ADR required to reach approximately IDR 500 million net profit would be around IDR 695,000 per room per night.
This represents an increase of approximately IDR 45,000 per night from the current IDR 650,000 assumption.
Option 4: Negotiate the lease
A lower annual lease, rent-free setup period, or renovation grace period could improve the model:
Reduced annual lease.
Deferred lease payment during renovation.
Fixed lease rate for 15 years.
Revenue-share structure.
Longer lease protection.
Clear renewal rights.
⭐ INVESTMENT HIGHLIGHTS
🇬🇧 English
✔ Dalung, North Badung location ✔ Near the Canggu tourism corridor ✔ Seven-room daily hospitality model ✔ IDR 650,000 target ADR ✔ 75% target occupancy ✔ Fifteen-year minimum lease period ✔ Annual lease price of IDR 450 million ✔ Total 15-year lease value of IDR 6.75 billion ✔ 50% upfront payment of IDR 3.375 billion ✔ Remaining lease balance of IDR 3.375 billion ✔ Projected annual gross revenue of approximately IDR 1.25 billion ✔ Projected annual net operating profit of approximately IDR 399 million ✔ Projected net ROI of approximately 5.9% against total lease value ✔ Potential for additional revenue from breakfast, laundry, transfers, tours, and room upgrades ✔ Professional management and premium positioning opportunity
🇹🇷 Türkçe
✔ Dalung, North Badung konumu ✔ Canggu turizm koridoruna yakın ✔ 7 odalı günlük konaklama modeli ✔ 650.000 IDR hedef ADR ✔ %75 hedef doluluk ✔ Minimum 15 yıllık kira süresi ✔ Yıllık 450 Milyon IDR kira bedeli ✔ 15 yıllık toplam 6,75 Milyar IDR kira değeri ✔ 3,375 Milyar IDR tutarında %50 peşin ödeme ✔ 3,375 Milyar IDR kalan kira bakiyesi ✔ Yaklaşık 1,25 Milyar IDR yıllık brüt gelir ✔ Yaklaşık 399 Milyon IDR yıllık net işletme kârı ✔ Toplam kira değeri üzerinden yaklaşık %5,9 net ROI ✔ Kahvaltı, çamaşırhane, transfer, tur ve oda yükseltmelerinden ek gelir potansiyeli ✔ Profesyonel işletme ve premium konumlandırma fırsatı
⚠️ IMPORTANT DISCLAIMER
🇬🇧 English
Property information and specifications are based on information provided by the property owner or agent. Investors are advised to conduct independent legal, title, licensing, zoning, building, financial, operational, and technical due diligence before entering into any transaction.
The stated annual lease price of IDR 450,000,000, the 15-year minimum lease period, the 50% upfront payment, and the remaining payment schedule must be confirmed in the final lease agreement.
The financial projections are illustrative estimates only and do not guarantee future income or investment returns.
The revised projection is based on:
Seven rentable rooms.
IDR 650,000 average nightly rate.
75% average annual occupancy.
Annual lease of IDR 450,000,000.
Fifteen-year minimum lease period.
Total 15-year lease value of IDR 6,750,000,000.
Upfront payment equal to 50% of the total lease value, or IDR 3,375,000,000.
Remaining lease balance of IDR 3,375,000,000.
Operating cost assumptions stated in this document.
Actual performance may vary significantly depending on:
Room condition and amenities.
Occupancy.
ADR achieved in practice.
Seasonality.
OTA commissions.
Utilities.
Maintenance.
Staff costs.
Marketing costs.
Taxes and licensing.
Competition.
Management performance.
Legal eligibility for commercial accommodation.
Required renovation and furnishing costs.
The projected IDR 399 million annual net profit is below the original IDR 500 million target under the current assumptions. Additional income, higher occupancy, a higher ADR, lower operating costs, or lease renegotiation may be required to reach the IDR 500 million target.
The ROI calculation does not include renovation costs, furnishing, working capital, financing costs, taxes not included in the operating budget, transaction costs, major capital expenditure, or additional revenue from food and beverage, tours, transfers, laundry, events, or other services.
🇹🇷 Türkçe
Gayrimenkul bilgileri ve özellikleri mülk sahibi veya acente tarafından sağlanan bilgilere dayanmaktadır. Yatırımcıların işlem öncesinde hukuki durum, tapu, kira hakkı, ruhsat, imar, yapı, finansal, operasyonel ve teknik konularda bağımsız inceleme yapmaları tavsiye edilir.
Yıllık 450.000.000 IDR kira bedeli, minimum 15 yıllık kira süresi, %50 peşin ödeme ve kalan ödeme planı nihai kira sözleşmesinde teyit edilmelidir.
Finansal projeksiyonlar yalnızca tahmini değerlerdir ve gelecekte garanti edilmiş gelir veya yatırım getirisi anlamına gelmez.
Revize edilen projeksiyon aşağıdaki varsayımlara dayanmaktadır:
7 kiralanabilir oda.
Gecelik 650.000 IDR ortalama oda fiyatı.
Yıllık ortalama %75 doluluk.
Yıllık 450.000.000 IDR kira bedeli.
Minimum 15 yıllık kira süresi.
15 yıllık toplam 6.750.000.000 IDR kira değeri.
Toplam kira bedelinin %50’sine eşit 3.375.000.000 IDR peşin ödeme.
3.375.000.000 IDR kalan kira bakiyesi.
Bu belgede belirtilen işletme giderleri.
Gerçek sonuçlar aşağıdaki faktörlere göre önemli ölçüde değişebilir:
Oda durumu ve olanaklar.
Doluluk oranı.
Gerçekte elde edilen ADR.
Sezonluk değişimler.
OTA komisyonları.
Elektrik, su ve diğer altyapı giderleri.
Bakım giderleri.
Personel maliyetleri.
Pazarlama giderleri.
Vergiler ve ruhsatlar.
Rekabet koşulları.
İşletme performansı.
Ticari konaklama için yasal uygunluk.
Tadilat ve mobilya maliyetleri.
Mevcut varsayımlar altında yıllık yaklaşık 399 Milyon IDR net işletme kârı, başlangıçta belirtilen 500 Milyon IDR hedefinin altındadır. 500 Milyon IDR hedefe ulaşmak için ek gelir, daha yüksek doluluk, daha yüksek ADR, daha düşük işletme maliyetleri veya kira müzakeresi gerekebilir.
ROI hesabına tadilat, mobilya, işletme sermayesi, finansman maliyetleri, işletme bütçesine dahil olmayan vergiler, işlem giderleri, büyük sermaye harcamaları veya yiyecek-içecek, tur, transfer, çamaşırhane, etkinlik ve diğer hizmetlerden elde edilecek ek gelirler dahil edilmemiştir.
📌 Balikeys – Hospitality & Property Investment in Bali 📌 Balivizem – Trusted Investment Guidance in Indonesia
🇮🇩🇬🇧 Canggu’nun Hemen Yanında Saklı Bir Altın Madeni: Dalung’daki Bu Yatırımı Kaçırmayın!