Beautiful 2 Bedrooms Luxury Villa for Sale Leasehold in Uluwatu - Bingin

Beautiful 2 Bedrooms Luxury Villa for Sale Leasehold in Uluwatu - Bingin

Uluwatu, Bali

$390k

Price

2

Bedrooms

71%

Occupancy

3 Bathrooms
Ownership: Leasehold
Land: 183 m²
Build: 150 m²
Est. Revenue: $62k/yr
Avg Nightly Rate: $238

Cost to reproduce & long-term let

Asking price 90% above cost to reproduce — reproducing it would cost about $205k

Long-term rental alternative: ~$16k/yr gross rent

Short-term letting is projected to out-earn a long-term let.

How it compares in Uluwatu

  • Expected occupancy of 71% compares with a 71% median across 858 tracked Uluwatu villas.
  • Its expected nightly rate of $238 sits above the Uluwatu median of $208.
  • Brixfox ranks its projected net yield in the bottom half of the 856 live Uluwatu listings it tracks.
How Brixfox computes these figures

Investment Analysis

15 years extension negotiable - contact us for more details ! Located in the highly desirable Bingin area of Uluwatu, this luxury 2-bedroom villa offers the...

Price
$389,708
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Beautiful 2 Bedrooms Luxury Villa for Sale Leasehold in Uluwatu - Bingin

Uluwatu · Ref BF-1215975Source · Bali Home Immo · listed 17 Sept 2026
Asking price · Leasehold
$389,708
Net yield
6.7%
Fully managed · Non-resident tax
Cash yield while the lease runs — capital not recovered after 23 yrs
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AI photo analysis vs the comp set · Route-based net yields (all structures) · Bid ladder & negotiation anchors · Due-diligence plan & red flags

Ownership
Leasehold
Bedrooms
2
Bathrooms
3
Built area
150 m²
Land
183 m²
Brixfox Score 89 · A· top 30% Leasehold · 23 yrs leftFinancial analysis ↓
Short lease — 23 yrs left. The net yield below is cash income while the lease runs; your capital is not recovered when it ends — 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 · 23 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.
6.7%
$27,069 net operating income /yr
Gross yield · all-in basis
15.3%
−8.6 pts in operating costs & local taxes
After lease amortisation:2.4%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 repays your investment in 14.9 of 23 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.

Found on Airbnb

This exact villa, photo-verified at 95% confidence — its own track record, not a comp estimate

Verified

Its name, link and guest reviews are Pro evidence

89%booked
5.0rating
7reviews
$171per night

Pro evidence

Calendar-tracked performance

We track this exact listing's availability calendar daily. Over the recent 3-month window it was booked 89% of nights, and it advertises $171/night. The occupancy is measured. The nightly rate is what the host asks — Airbnb does not publish what a night actually sold for, so no source anywhere has the earned rate. The projections below deliberately stay on the area's market median rather than this single window, so short-window peaks or gaps don't swing the underwriting — where they differ, treat this card as the listing's own track record and the model as the conservative base case.

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
$238
Expected booked rate (market-calibrated)
Expected occupancy
71%
Full-year estimate, market-calibrated
Projected annual revenue
$61,669
ADR × occupancy × 365
Seasonal occupancy pattern
Peak Jul +25% · Low Feb -15%
J
F
M
A
M
J
J
A
S
O
N
D
Modelled monthly index (relative to the annual average) — replaced by measured per-market indices as calendar history matures.

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· 1.4% of price, auto-calculated
$5,309
PPAT notary (lease deed)$3,897
Legal due diligence$1,412
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
$402,811
+3.4% 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
$61,669
Rental management
−$12,334
Booking channel fees
−$3,083
Utilities
−$3,083
Cleaning & laundry
−$3,083
Maintenance & repairs
−$3,083
Insurance
−$1,850
Guest supplies & consumables
−$1,233
Property tax (PBB)
−$682
PPh 4(2) final tax on rent
−$6,167
Net operating income
$27,069/yr
Net yield on all-in investment
6.7%

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 — your capital is not returned 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 ÷ 23 yrs remaining−$17,514/yr
Net yield after lease amortisation2.4%
Payback vs remaining term14.9 yrs of 23 yrs

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 90% above cost to reproducecost ≈ $205kLow confidence
Long-term rental alternative: ~$16k/yr gross rent2.1% net yieldLow confidence

Short-term letting projected to outperform long-term by 4.6 points.

Want this analysis as a 7-page underwriting report?

AI photo analysis vs the comp set · Route-based net yields (all structures) · Bid ladder & negotiation anchors · Due-diligence plan & red flags

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

89A
LocationStrong
Premium area with high rental demand
Rental YieldStrong
6.7% net yield on all-in cost
OccupancyGood
71% average occupancy
Nightly RateStrong
$238 per night
Visual AppealStrong
9/10 visual appeal
Size & SpaceAverage
183 m² land area
ZoningStrong
Zoned for short-term rentals
TenureGood
23 years remaining on lease
Prime location in Uluwatu — high tourist traffic
Strong net yield at 6.7% (fully managed, on all-in cost) — outperforms most villas in this market
Premium nightly rate of $238 — positioned in the top tier
Compact plot at 183 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 occupancy51%$19,2524.8%
-10 pts occupancy61%$23,1615.7%
Expected71%$27,0696.7%
+10 pts occupancy81%$30,9787.7%

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

Lease runway23 yearsCautionPlan an exit within ~8 years, while resale is still easy.
Payback9.2 yearsfrom net rent at the expected case
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Villa Underwriting Report

7-page PDF · one-time purchase · this property

  • AI photo analysis vs the comp set
  • Route-based net yields (all structures)
  • Bid ladder & negotiation anchors
  • Due-diligence plan & red flags
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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 verified Brixfox Intelligence rental data. 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.