OFFPLAN 3 BEDROOM VILLA FOR SALE LEASEHOLD IN ULUWATU BE-1380

OFFPLAN 3 BEDROOM VILLA FOR SALE LEASEHOLD IN ULUWATU BE-1380

Bali, Bali

$339k

Price

13.6%

ROI

3

Bedrooms

50%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 105 m²
Build: 169 m²
Est. Revenue: $74k/yr
Avg Nightly Rate: $403

Investment Analysis

Discover a luxurious escape in the heart of Uluwatu, just 7 minutes from the pristine sands of Nunggalan Beach and moments from charming cafés, restaurants, and boutique shops. This stunning three-level villa offers the ultimate in modern tropical elegance, designed for those who appreciate refined living and serene surroundings.

Bali Exception
Bali / Uluwatu

OFFPLAN 3 BEDROOM VILLA FOR SALE LEASEHOLD IN ULUWATU BE-1380

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
169 m²
Land Plot
105 m²
Tenure
Lease 27yr
Yield Curve Status

Grade B+ investment — short-term rental yields 15.1% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score70
GradeB+
Brixfox Intelligence
70B+Strong
Score Breakdown
ROI & Yield77%
Capital Growth74%
Risk Profile72%
Market Demand70%

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
-0.0%
-$356 in 5yr (-0%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
15.1%
$4,254/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
6.6 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$403/night
50% ($202)Brixfox estimate($403/night)200% ($806)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Yearly income
$51,046
Airbnb data$403/night · 50% occupancy
Rental income
$403/night · 50% occ.
$73,770
Running costs (20%)
Utilities, cleaning, maintenance
-$14,754
Income tax (10%)
Indonesian rental income tax
-$7,377
Property tax
Annual property tax
-$593
Net income
15.1% ROI
$51,046

Long-Term Rental

Yearly income
$27,302
7 comps
Rental income
$4,019/mo
$38,579
Agency fee (10%)
Finder's fee per tenant
-$3,858
Vacancy (~8%)
1.5mo gap per tenancy
-$2,968
Income tax (10%)
Indonesian rental income tax
-$3,858
Property tax
Annual property tax
-$593
Net income
8.1% ROI
$27,302

Short-term rental earns 1.9x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 27 years remaining.

$2.4M$1.8M$1.2M$597K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $339KPeak Capital Value: Yr 2 ($344K)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 7: 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
$339K
-0%
22 years remaining
Rental Income
+$271K
Total Position
$610K
+80%
12.5%/yr
Year 10
Capital Value
$276K
-19%
17 years remaining
Rental Income
+$585K
Total Position
$861K
+154%
9.8%/yr
Year 15
Capital Value
$169K
-50%
12 years remaining
Rental Income
+$949K
Total Position
$1.1M
+230%
8.3%/yr
Year 20
Capital Value
$72K
-79%
7 years remaining
Rental Income
+$1.4M
Total Position
$1.4M
+326%
7.5%/yr

Location

Bali

Uluwatu, Approximate area

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Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
15.1% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Strong
$403 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
105 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
27 years remaining on lease

Top Highlights

Prime location in Uluwatu — high tourist traffic
High rental yield at 15.1% — outperforms most Bali villas
Premium nightly rate of $403 — positioned in the top tier

Watch Out

Occupancy at 50% — factor in seasonal gaps
Compact plot at 105 m² — limited expansion potential

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

30% occ.
9.0%
$2,537/mo
40% occ.
12.0%
$3,395/mo
50% occ.
15.1%
$4,254/mo
current
60% occ.
18.1%
$5,112/mo

Lease Timeline

27 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.