OCEAN VIEW 4 BEDROOM VILLA FOR SALE FREEHOLD IN PANDAWA BE-2266

OCEAN VIEW 4 BEDROOM VILLA FOR SALE FREEHOLD IN PANDAWA BE-2266

Bali, Bali

$875k

Price

3.8%

ROI

4

Bedrooms

36%

Occupancy

6 Bathrooms
Ownership: freehold
Land: 621 m²
Build: 474 m²
Est. Revenue: $74k/yr
Avg Nightly Rate: $562

Investment Analysis

This stunning modern villa is nestled in peaceful Pandawa, just 5 minutes from the beach and close to the vibrant areas of Uluwatu and Nusa Dua.The villa features four spacious bedrooms, each with its own ensuite bathroom, along with two stylish powder rooms for guests. Fully furnished with refined taste,…

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 5.7% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score66
GradeB+
Brixfox Intelligence
66B+Strong
Score Breakdown
ROI & Yield73%
Capital Growth69%
Risk Profile68%
Market Demand66%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+10.1%
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
5.7%
$4,173/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
17.5 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$562/night
50% ($281)Brixfox estimate($562/night)200% ($1124)
Occupancy
36%
10%Brixfox estimate(36%)100%

Short-Term Rental

Yearly income
$50,078
Airbnb data$562/night · 36% occupancy
Rental income
$562/night · 36% occ.
$73,727
Running costs (20%)
Utilities, cleaning, maintenance
-$14,745
Income tax (10%)
Indonesian rental income tax
-$7,373
Property tax
Annual property tax
-$1,531
Net income
5.7% ROI
$50,078

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.

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$875,000
BPHTB (freehold transfer tax)$43,750
Notary & registration$1,800
Legal / due diligence$8,750
Total acquisition costs$54,300
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$11,850
($0–$23,700)
Furnishing & STR launch
4bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$50,100
All-in investment$991,250

Gross yield (asking)

8.4%

True gross yield (all-in)

7.4%

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 — 4%/yr appreciation in Bali.

$6.0M$4.5M$3.0M$1.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $875K
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
+$266K
Total Position
$1.3M
+52%
8.7%/yr
Year 10
Capital Value
$1.3M
+48%
Rental Income
+$574K
Total Position
$1.9M
+114%
7.9%/yr
Year 20
Capital Value
$1.9M
+119%
Rental Income
+$1.3M
Total Position
$3.3M
+273%
6.8%/yr
Year 30
Capital Value
$2.8M
+224%
Rental Income
+$2.4M
Total Position
$5.2M
+497%
6.1%/yr

Location

Bali

Uluwatu - Pandawa, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Good
5.7% annual return
Occupancy
Weak
36% average occupancy
Nightly Rate
Strong
$562 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
Premium nightly rate of $562 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Occupancy at 36% — factor in seasonal gaps
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

30% occ.
4.7%
$3,463/mo
40% occ.
6.4%
$4,660/mo
36% occ.
5.7%
$4,173/mo
current
46% occ.
7.4%
$5,370/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.