Exclusive 2-Bedroom Villa in the Prime of Thomas Beach Prime Investment

Exclusive 2-Bedroom Villa in the Prime of Thomas Beach Prime Investment

Uluwatu, Bali

$275k

Price

12.7%

ROI

2

Bedrooms

51%

Occupancy

2 Bathrooms
Ownership: Freehold
Land: 104 m²
Build: 104 m²
Est. Revenue: $50k/yr
Avg Nightly Rate: $273

Investment Analysis

Following the outstanding success of the Palmera developments in Nyang Nyang and Bingin, this newest addition elevates modern coastal living in the coveted Thomas Beach area. Surrounded by Bali’s best cafes, beach clubs, and surf breaks, it offers the ideal blend of style, comfort, and investment value, perfect for those who want to own in […]

Propertia
Uluwatu / Uluwatu

Exclusive 2-Bedroom Villa in the Prime of Thomas Beach Prime Investment

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
104 m²
Land Plot
104 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 12.7% net return annually.

Go to Source via Propertia

The Investment

Brixfox Score74
GradeB+
Brixfox Intelligence
74B+Strong
Score Breakdown
ROI & Yield81%
Capital Growth78%
Risk Profile75%
Market Demand74%

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
+19.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.8%
+$93K in 5yr (+34%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
12.7%
$2,906/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
7.9 yr
Rental only

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$273/night
50% ($136)Brixfox estimate($273/night)200% ($545)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Yearly income
$34,867
Airbnb data$273/night · 51% occupancy
Rental income
$273/night · 51% occ.
$50,497
Running costs (20%)
Utilities, cleaning, maintenance
-$10,099
Income tax (10%)
Indonesian rental income tax
-$5,050
Property tax
Annual property tax
-$481
Net income
12.7% ROI
$34,867

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

True all-in investment

What the headline asking price actually costs once mandatory taxes, fees, renovation, and furnishing are added. Yields rebased onto this number — closer to what you'll really earn against what you'll really pay.

Asking price$274,598
BPHTB (freehold transfer tax)$13,730
Notary & registration$1,800
Legal / due diligence$2,746
Total acquisition costs$18,276
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$2,600
($0–$5,200)
Furnishing & STR launch
2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$35,700
All-in investment$331,174

Gross yield (asking)

18.4%

True gross yield (all-in)

15.2%

Bali estimates assume freehold (Hak Milik) acquisition via PT PMA. Leasehold (Hak Sewa) deals have lower transfer costs (~1% vs 5% BPHTB). Renovation rates calibrated to Bali contractor pricing. Working capital not included.

Growth & Exit Strategy

How your investment grows over time

Freehold — 6%/yr appreciation in Uluwatu.

$3.7M$2.8M$1.9M$930K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $275K
Capital appreciation
Property value growing at +6%/yr based on Uluwatu market trends.
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 8: rental income alone has repaid the full purchase price.
2x return
Year 5: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$367K
+34%
Rental Income
+$185K
Total Position
$553K
+101%
15.0%/yr
Year 10
Capital Value
$492K
+79%
Rental Income
+$400K
Total Position
$891K
+225%
12.5%/yr
Year 20
Capital Value
$881K
+221%
Rental Income
+$937K
Total Position
$1.8M
+562%
9.9%/yr
Year 30
Capital Value
$1.6M
+474%
Rental Income
+$1.7M
Total Position
$3.2M
+1078%
8.6%/yr

Location

Uluwatu

Uluwatu, Approximate area

Loading Map...

Airbnb Comp Analysis

No nearby Airbnb listings found

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

Try one of these

Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
12.7% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Strong
$273 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
104 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Prime location in Uluwatu — high tourist traffic
High rental yield at 12.7% — outperforms most villas in this market
Premium nightly rate of $273 — positioned in the top tier

Watch Out

Occupancy at 51% — factor in seasonal gaps
Compact plot at 104 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

31% occ.
7.6%
$1,745/mo
41% occ.
10.2%
$2,325/mo
51% occ.
12.7%
$2,906/mo
current
61% occ.
15.2%
$3,486/mo

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.