EXCLUSIVE FREEHOLD COMMUNITY CONSISTING OF THREE 3-BEDROOM VILLAS

EXCLUSIVE FREEHOLD COMMUNITY CONSISTING OF THREE 3-BEDROOM VILLAS

Uluwatu, Bali

$1.7M

Price

14.1%

ROI

9

Bedrooms

68%

Occupancy

5 Bathrooms
Ownership: Freehold
Land: 788 m²
Build: 788 m²
Est. Revenue: $337k/yr
Avg Nightly Rate: $1355

Investment Analysis

Located in Nyang Nyang, one of Bali’s most scenic coastal areas, home to pristine beaches, clifftop ocean views, and a peaceful atmosphere just minutes from Uluwatu’s best cafés, beach clubs, and restaurants. This location offers the perfect mix of tranquility and accessibility, ideal for both lifestyle living and investment. Set on one shared plot, this […]

Propertia
Uluwatu / Uluwatu

EXCLUSIVE FREEHOLD COMMUNITY CONSISTING OF THREE 3-BEDROOM VILLAS

Inventory
9 Beds
Bathrooms
5 Baths
Built Area
788 m²
Land Plot
788 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 14.1% net return annually.

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The Investment

Brixfox Score81
GradeA
Brixfox Intelligence
81AExcellent
Score Breakdown
ROI & Yield89%
Capital Growth85%
Risk Profile82%
Market Demand81%

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
+20.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.8%
+$559K in 5yr (+34%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
14.1%
$19,435/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
7.1 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.

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Nightly Rate (ADR)
$1,355/night
50% ($678)Brixfox estimate($1,355/night)200% ($2711)
Occupancy
68%
10%Brixfox estimate(68%)100%

Short-Term Rental

Yearly income
$233,224
Airbnb data$1,355/night · 68% occupancy
Rental income
$1,355/night · 68% occ.
$337,309
Running costs (20%)
Utilities, cleaning, maintenance
-$67,462
Income tax (10%)
Indonesian rental income tax
-$33,731
Property tax
Annual property tax
-$2,892
Net income
14.1% ROI
$233,224

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$1,652,813
BPHTB (freehold transfer tax)$82,641
Notary & registration$1,800
Legal / due diligence$16,528
Total acquisition costs$100,969
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$19,700
($0–$39,400)
Furnishing & STR launch
9bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$86,100
All-in investment$1,859,582

Gross yield (asking)

20.4%

True gross yield (all-in)

18.1%

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.

$23.7M$17.8M$11.8M$5.9M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.7M
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 7: 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
$2.2M
+34%
Rental Income
+$1.2M
Total Position
$3.5M
+109%
15.9%/yr
Year 10
Capital Value
$3.0M
+79%
Rental Income
+$2.7M
Total Position
$5.6M
+241%
13.0%/yr
Year 20
Capital Value
$5.3M
+221%
Rental Income
+$6.3M
Total Position
$11.6M
+600%
10.2%/yr
Year 30
Capital Value
$9.5M
+474%
Rental Income
+$11.1M
Total Position
$20.6M
+1146%
8.8%/yr

Location

Uluwatu

Uluwatu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
14.1% annual return
Occupancy
Good
68% average occupancy
Nightly Rate
Strong
$1355 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
788 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 14.1% — outperforms most villas in this market
Premium nightly rate of $1355 — positioned in the top tier

Watch Out

STR zoning not confirmed — verify before purchasing for short-term rental use

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

48% occ.
9.9%
$13,664/mo
58% occ.
12.0%
$16,550/mo
68% occ.
14.1%
$19,436/mo
current
78% occ.
16.2%
$22,322/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.