READY NOW 2 BEDROOM VILLA FOR SALE LEASEHOLD IN MELASTI BEACH BE-1000

READY NOW 2 BEDROOM VILLA FOR SALE LEASEHOLD IN MELASTI BEACH BE-1000

Bali, Bali

$140k

Price

14.4%

ROI

2

Bedrooms

46%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 140 m²
Build: 80 m²
Est. Revenue: $34k/yr
Avg Nightly Rate: $205

Investment Analysis

Indulge in the ultimate tropical paradise with these exquisite 2-bedroom off-plan villas in Melasti, strategically positioned for those who crave both tranquillity and vibrant surroundings. Located 5 minutes away from the crystal-clear turquoise water of Melasti Beach, Savaya Beach Club, Green Bowl Beach, and the beautiful white sand beach of the famous Sundays Beach Club, offering endless enjoyment for adults and kids alike.

Bali Exception
Bali / Uluwatu - Melasti
Commercial Zone

READY NOW 2 BEDROOM VILLA FOR SALE LEASEHOLD IN MELASTI BEACH BE-1000

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
80 m²
Land Plot
140 m²
Tenure
Lease 30yr
Yield Curve Status

Grade B+ investment — short-term rental yields 17.0% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score72
GradeB+
Brixfox Intelligence
72B+Strong
Score Breakdown
ROI & Yield79%
Capital Growth76%
Risk Profile73%
Market Demand72%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+17.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.9%
+$6K in 5yr (+4%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
17.0%
$1,979/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
6 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
5.9 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$205/night
50% ($102)Brixfox estimate($205/night)200% ($410)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$23,742
Airbnb data$205/night · 46% occupancy
Rental income
$205/night · 46% occ.
$34,267
Running costs (20%)
Utilities, cleaning, maintenance
-$6,853
Income tax (10%)
Indonesian rental income tax
-$3,427
Property tax
Annual property tax
-$245
Net income
17.0% ROI
$23,742

Long-Term Rental

Yearly income
$11,196
5 comps
Rental income
$1,648/mo
$15,823
Agency fee (10%)
Finder's fee per tenant
-$1,582
Vacancy (~8%)
1.5mo gap per tenancy
-$1,217
Income tax (10%)
Indonesian rental income tax
-$1,582
Property tax
Annual property tax
-$245
Net income
8.0% ROI
$11,196

Short-term rental earns 2.1x 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$140,000
BPHTB (freehold transfer tax)$7,000
Notary & registration$1,800
Legal / due diligence$1,500
Total acquisition costs$10,300
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$2,000
($0–$4,000)
Furnishing & STR launch
2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$35,700
All-in investment$188,000

Gross yield (asking)

24.5%

True gross yield (all-in)

18.2%

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

Leasehold with 30 years remaining.

$1.3M$974K$649K$325K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Purchase PriceIlliquid zoneUnsellableToday: $140KPeak Capital Value: Yr 5 ($146K)Paid back2x Return
Leasehold value decline
Resale value of your property as the lease shortens. Drops steeply in the final years.
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 6: cumulative rental income has repaid the full purchase price.
Illiquid zone
Under 15 years remaining. Hard to sell — banks won't lend, fewer buyers, and steep discounts required.
Unsellable
Under 5 years remaining. Effectively worthless on the open market. No financing, no buyers.
Year 5Peak
Capital Value
$146K
+4%
25 years remaining
Rental Income
+$126K
Total Position
$272K
+94%
14.2%/yr
Year 10
Capital Value
$141K
+1%
20 years remaining
Rental Income
+$272K
Total Position
$413K
+195%
11.4%/yr
Year 15
Capital Value
$98K
-30%
15 years remaining
Rental Income
+$442K
Total Position
$540K
+286%
9.4%/yr
Year 20
Capital Value
$51K
-64%
10 years remaining
Rental Income
+$638K
Total Position
$689K
+392%
8.3%/yr

Location

Bali

Uluwatu - Melasti, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
17.0% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Strong
$205 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
140 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
30 years remaining on lease

Top Highlights

Prime location in Uluwatu - Melasti — high tourist traffic
High rental yield at 17.0% — outperforms most villas in this market
Premium nightly rate of $205 — positioned in the top tier

Watch Out

Occupancy at 46% — factor in seasonal gaps
Compact plot at 140 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.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
11.0%
$1,288/mo
40% occ.
14.8%
$1,724/mo
46% occ.
17.0%
$1,979/mo
current
56% occ.
20.7%
$2,415/mo

Lease Timeline

30 years remaining
Safe Zone

Your lease is in the safe zone. The property is liquid on the resale market and maintains strong valuation.

ℹ️

Financing note: Banks generally do not finance leasehold properties, regardless of the remaining duration. Buyers must purchase with cash or alternative financing.

25+ yr: Safe
15-25yr: Caution
<15yr: Illiquid

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.