Bali Exception
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Bali Exception
Bali / Uluwatu - Pandawa
OCEAN VIEW 4 BEDROOM VILLA FOR SALE FREEHOLD IN PANDAWA BE-2266
Inventory
4 Beds
Bathrooms
6 Baths
Built Area
474 m²
Land Plot
621 m²
Tenure
Freehold
Yield Curve Status
Grade B+ investment — short-term rental yields 5.8% net return annually.
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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
+10.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$190K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.8%
$4,265/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
17.1 yr
Rental only
Income Breakdown
Adjust Forecast
Customize your projections
Nightly Rate (ADR)
$261/night
50% ($131)Brixfox estimate($261/night)200% ($522)
Occupancy
79%
10%Brixfox estimate(79%)100%
Short-Term Rental
Yearly income
$51,177
Airbnb data$261/night · 79% occupancy
Rental income
$261/night · 79% occ.
$75,298
Running costs (20%)
Utilities, cleaning, maintenance
-$15,060
Income tax (10%)
Indonesian rental income tax
-$7,530
Property tax
Annual property tax
-$1,531
Net income
5.8% ROI
$51,177
Long-Term Rental
Yearly income
$42,203
7 comps
Rental income
$6,300/mo
$60,483
Agency fee (10%)
Finder's fee per tenant
-$6,048
Vacancy (~8%)
1.5mo gap per tenancy
-$4,653
Income tax (10%)
Indonesian rental income tax
-$6,048
Property tax
Annual property tax
-$1,531
Net income
4.8% ROI
$42,203
Short-term rental earns 1.2x more but requires active management.
Growth & Exit Strategy
How your investment grows over time
Freehold — 4%/yr appreciation in Bali.
Capital appreciation
Property value growing at +4%/yr based on Bali 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 15: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.1M
+22%
Rental Income
+$272K
Total Position
$1.3M
+53%
8.8%/yr
Year 10
Capital Value
$1.3M
+48%
Rental Income
+$587K
Total Position
$1.9M
+115%
8.0%/yr
Year 20
Capital Value
$1.9M
+119%
Rental Income
+$1.4M
Total Position
$3.3M
+276%
6.9%/yr
Year 30
Capital Value
$2.8M
+224%
Rental Income
+$2.4M
Total Position
$5.3M
+503%
6.2%/yr
Location
Bali
Uluwatu - Pandawa, Approximate area
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Villa Scorecard
Location
Strong
Premium area with high rental demand
Rental Yield
Good
5.8% annual return
Occupancy
Strong
79% average occupancy
Nightly Rate
Strong
$261 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
621 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership
Top Highlights
Prime location in Uluwatu - Pandawa — high tourist traffic
Strong occupancy at 79% — consistent booking demand
Premium nightly rate of $261 — 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
59% occ.
4.3%
$3,152/mo
69% occ.
5.1%
$3,709/mo
79% occ.
5.8%
$4,265/mo
current
89% occ.
6.6%
$4,821/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.