Offplan 5 Bedroom Oceanview Villa for Sale Leasehold in Dreamland

Offplan 5 Bedroom Oceanview Villa for Sale Leasehold in Dreamland

Uluwatu, Bali

$1.1M

Price

5

Bedrooms

73%

Occupancy

6 Bathrooms
Ownership: Leasehold
Land: 240 m²
Build: 560 m²
Est. Revenue: $88k/yr
Avg Nightly Rate: $332

Cost to reproduce & long-term let

Asking price 104% above cost to reproduce — reproducing it would cost about $565k

How it compares in Uluwatu

  • Expected occupancy of 73% compares with a 69% median across 924 tracked Uluwatu villas.
  • Its expected nightly rate of $332 sits above the Uluwatu median of $130.
  • Brixfox ranks its projected net yield in the bottom half of the 920 live Uluwatu listings it tracks.
How Brixfox computes these figures

Investment Analysis

This Villa BE-3149 located in Uluwatu is for sale with Leasehold ownership for EUR1,022,178, IDR20,599,213,713

Price
$1,150,000
ReportInquire
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Offplan 5 Bedroom Oceanview Villa for Sale Leasehold in Dreamland

Uluwatu · Ref BF-106796Source · Bali Exception · listed 12 Jun 2026
Asking price · Leasehold
$1,150,000
Listed 154 days ago
Net yield
3.1%
Fully managed · Non-resident tax
Cash yield while the lease runs — the villa returns to the landowner after 29.5 yrs, with no resale value
Inquire about this property
  • 104% above cost to reproduce · 18% above the Uluwatu median for 5-bedroom villas
  • 29.5-year lease · -0.3% after lease amortisation
Weak caseBrixfox read · from this listing's stored figures

This off-plan villa offers a 3.1% net yield based on 26 nearby Airbnb comparables, representing a weak investment case for remote buyers.

Why
Strengths
  • •Projected annual revenue of $88,122 with a modelled occupancy of 73%
  • •High confidence in the net yield projection due to a deep and consistent set of 26 comparables
  • •Average daily rate of $332 across the modelled performance data
Risks
  • •The asking price sits 104% above the cost to reproduce the land and construction
  • •Leasehold term of 29.5 years with no resale value as the villa returns to the landowner at the end
  • •Off-plan status means delivery and build quality are currently unproven

Written by an AI model from this listing's stored figures and checked against them, never from figures of its own. Information, not advice. Generated 13 Nov 2026.

Want this analysis as an underwriting report (PDF)?

The page’s own figures, line by line · Every purchase cost and the all-in total · Occupancy and offer-price what-ifs · Bali ownership, tax and letting rules

Ownership
Leasehold
Bedrooms
5
Bathrooms
6
Built area
560 m²
Land
240 m²
Brixfox Score 51 · C Leasehold · 29.5 yrs leftFinancial analysis ↓
Return thins after lease amortisation. The net yield below is cash income while the lease runs; the villa returns to the landowner when it ends, so there is no resale value — see “after lease amortisation” in the analysis.
Financials

What it earns, what it costs to own, and the net yield

Financial analysis
· Brixfox Standard · Non-resident · Fully managed
Leasehold · 29.5 yrs remaining
Fully managed is the Brixfox Standard shown on every card: a full-service manager's commission, charged on top of the Airbnb/Booking channel fees (not the cleaning cost — changeovers are funded by guest cleaning fees; you bear the residual). Self-managed drops the commission; the channel fees stay, because the platform is paid whoever manages, and you pay staff/local operations, a higher cleaning residual and your own time directly. Both scenarios divide the SAME gross revenue — the toggle changes the cost stack, not the revenue. That revenue is observed from actively-operated comps, so self-managed assumes you match their performance.Both scenarios share the same projected revenue — the toggle changes who runs the property and what that costs, not what it earns.
Net yieldNet operating income ÷ all-in investment. After local operating taxes; before home-country personal tax and financing costs. Modelled from observed market performance of comparable Airbnb listings.
3.1%
$37,643 net operating income /yr
Gross yield · all-in basis
7.3%
−4.2 pts in operating costs & local taxes
After lease amortisation:-0.3%A leasehold expires; we amortise your all-in investment straight-line over the remaining term. This is the honest return on a wasting asset — most tools ignore it.Rent does not repay it within the lease: 32.3 of 29.5 yrs
Before tax in your home country and financing costs. Estimates, not financial advice.
Modelled from Airbnb listings we track across Uluwatu — live calendar data.

No Airbnb match on file

We have not confirmed this exact villa on Airbnb, so it carries no operating history here. The figures above rest on the comparable set — a launch scenario, not a track record.

Revenue assumptions

Derived from the comparable Airbnb listings below. The headline ADR is the expected BOOKED rate — nearby asking prices corrected by our measured, market-calibrated asking-to-booked factor. Occupancy is calibrated against tracked reference homes nearby. Comp cards below show raw asking prices.
Expected ADR
$332
Expected booked rate (market-calibrated)
Expected occupancy
73%
Full-year estimate, market-calibrated
Projected annual revenue
$88,122
ADR × occupancy × 365
Seasonal occupancy pattern
Peak Aug +16% · Low Jan -13%
J
F
M
A
M
J
J
A
S
O
N
D
Monthly occupancy relative to the annual average, measured over three years in Canggu.

Investment basis

The true all-in acquisition cost — asking price plus purchase costs, renovation and furnishing. Every yield on this page is computed against this total, not the asking price.
Adjust the figures to your deal — yields recalculate live.
Purchase price· asking · leasehold
$
Acquisition costs· 1.1% of price, auto-calculated
$12,881
PPAT notary (lease deed)$11,500
Legal due diligence$1,381
Buyer-side agent fee· paid by the seller$0
Lease tax· customarily the lessor’s; confirm in the lease$0
Renovation budget· no measured Bali basis — enter your own quote
$
Furniture & STR launch
$
All-in investment
$1,214,881
+5.6% over asking
Fully managed scenarioSwitch the scenario with the toggle at the top of the financial analysis — it drives every figure in this section. Gross revenue is identical in both scenarios (the comps' observed performance); the Villa Scorecard and risk panels elsewhere on the page always quote the fully-managed Brixfox Standard.
Gross annual revenue
$88,122
Rental management
−$17,624
Booking channel fees
−$4,406
Utilities
−$4,406
Cleaning & laundry
−$4,406
Maintenance & repairs
−$4,406
Insurance
−$2,644
Guest supplies & consumables
−$1,762
Property tax (PBB)
−$2,012
PPh 4(2) final tax on rent
−$8,812
Net operating income
$37,643/yr
Net yield on all-in investment
3.1%

Income tax is PPh 4(2), Indonesia's final tax on rent, at 10% of gross. The regional hotel tax (PBJT, formerly PB1/PHR) is not charged: whether it applies depends on how the villa is licensed and let, so confirm it with your notary. Financing is not modelled.

Leasehold economics
A leasehold expires — the villa returns to the landowner and has no resale value at the end of the term. We write the all-in investment off straight-line over the remaining years and show the return after that annual cost. Most tools ignore this.
Lease amortisation · all-in ÷ 29.5 yrs remaining−$41,182/yr
Net yield after lease amortisation-0.3%
Payback vs remaining term32.3 yrs of 29.5 yrs
At these assumptions the rental income does not recover the all-in investment before the lease expires.

Cost to reproduce & the long-term-let alternative

What it would cost to reproduce this villa, and what a yearly tenant would pay
Asking price 104% above cost to reproducecost ≈ $565kLow confidence
Want this analysis as an underwriting report (PDF)?

The page’s own figures, line by line · Every purchase cost and the all-in total · Occupancy and offer-price what-ifs · Bali ownership, tax and letting rules

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Evidence

Where it sits, and who confirms it

Comp table: Market evidence ↑ in Financials

Location

Agency pin · unverified

Uluwatu

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Verdict

Score, and what could go wrong

Same net-yield basis as the financial analysis

Brixfox Score

51C
LocationStrong
Premium area with high rental demand
Rental YieldAverage
3.1% net yield on all-in cost
OccupancyGood
73% average occupancy
Nightly RateStrong
$332 per night
Visual AppealStrong
9/10 visual appeal
Size & SpaceAverage
240 m² land area
ZoningGood
Tourism (per agency) — verify in RTRW
TenureGood
29.5 years remaining on lease
Prime location in Uluwatu — high tourist traffic
Premium nightly rate of $332 — positioned in the top tier
Stunning visuals (9/10) — commands premium nightly rates
Net yield of 3.1% (fully managed, on all-in cost) is near the market average — model your cashflow carefully
Compact plot at 240 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.

Risk & what-if

ScenarioOccupancyNet income /yrNet yield
-20 pts occupancy53%$26,7402.2%
-10 pts occupancy63%$32,1912.6%
Expected73%$37,6433.1%
+10 pts occupancy83%$43,0953.5%

Brixfox Standard · Non-resident · Fully managed · net yield on all-in cost

Lease runway29.5 yearsSafe zoneLiquid on resale; banks still do not finance leaseholds — plan for cash.
Off-planCompletion riskask for the build timeline, payment schedule and building permit
Payback32.3 yearsfrom net rent at the expected case
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Questions about this listing, answered from its data

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Answers grounded in this listing's data, its Airbnb comps and the score breakdown.

Opening read · generated from this listing's data

This off-plan villa offers a 3.1% net yield based on 26 nearby Airbnb comparables, representing a weak investment case for remote buyers.

Strengths
  • •Projected annual revenue of $88,122 with a modelled occupancy of 73%
  • •High confidence in the net yield projection due to a deep and consistent set of 26 comparables
  • •Average daily rate of $332 across the modelled performance data
Risks
  • •The asking price sits 104% above the cost to reproduce the land and construction
  • •Leasehold term of 29.5 years with no resale value as the villa returns to the landowner at the end
  • •Off-plan status means delivery and build quality are currently unproven

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Villa Underwriting Report

PDF report · one-time purchase · this property

  • The page’s own figures, line by line
  • Every purchase cost and the all-in total
  • Occupancy and offer-price what-ifs
  • Bali ownership, tax and letting rules

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Modelled from live Airbnb calendar data around this property · operating costs per line, editable in the P&L · estimates, not financial advice.Data sources & methodology ›

ROI calculations use Brixfox Intelligence rental data from tracked Airbnb calendars. Operating costs are modelled per line — Airbnb/Booking channel fees whoever manages, then either a full-service management commission or the staff/local operations a self-managing owner buys back, cleaning residual, utilities & insurance, local taxes — with every rate editable in the Financial analysis P&L above. Gross revenue is identical in both management scenarios. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Bali may impact actual yields.