OFFPLAN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN MELASTI BE-2491

OFFPLAN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN MELASTI BE-2491

Bali, Bali

$139k

Price

12.9%

ROI

2

Bedrooms

47%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 128 m²
Build: 91 m²
Est. Revenue: $25k/yr
Avg Nightly Rate: $146

Investment Analysis

Experience coastal living at its finest with this beautiful off-plan villa located in Melasti, just minutes from Melasti Beach, Karma Kandara, and Sundays Beach Club. Perfectly positioned between Bali’s most scenic destinations, this villa offers the ideal balance of tranquility and convenience.

Bali Exception
Bali / Uluwatu - Melasti

OFFPLAN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN MELASTI BE-2491

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
91 m²
Land Plot
128 m²
Tenure
Lease 25yr
Yield Curve Status

Grade B investment — short-term rental yields 12.5% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score62
GradeB
Brixfox Intelligence
62BStrong
Score Breakdown
ROI & Yield68%
Capital Growth65%
Risk Profile64%
Market Demand62%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+11.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.7%
-$5K in 5yr (-3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
12.5%
$1,447/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
8.0 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$146/night
50% ($73)Brixfox estimate($146/night)200% ($293)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Yearly income
$17,358
Airbnb data$146/night · 47% occupancy
Rental income
$146/night · 47% occ.
$25,144
Running costs (20%)
Utilities, cleaning, maintenance
-$5,029
Income tax (10%)
Indonesian rental income tax
-$2,514
Property tax
Annual property tax
-$243
Net income
12.5% ROI
$17,358

Long-Term Rental

Yearly income
$13,925
6 comps
Rental income
$2,041/mo
$19,593
Agency fee (10%)
Finder's fee per tenant
-$1,959
Vacancy (~8%)
1.5mo gap per tenancy
-$1,507
Income tax (10%)
Indonesian rental income tax
-$1,959
Property tax
Annual property tax
-$243
Net income
10.0% ROI
$13,925

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$138,820
BPHTB (freehold transfer tax)$6,941
Notary & registration$1,800
Legal / due diligence$1,500
Total acquisition costs$10,241
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$2,275
($0–$4,550)
Furnishing & STR launch
2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$35,700
All-in investment$187,036

Gross yield (asking)

18.1%

True gross yield (all-in)

13.4%

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

Leasehold with 25 years remaining.

$728K$546K$364K$182K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $139KPeak Capital Value: NowPaid 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 8: 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 5
Capital Value
$134K
-3%
20 years remaining
Rental Income
+$92K
Total Position
$226K
+63%
10.3%/yr
Year 10
Capital Value
$93K
-33%
15 years remaining
Rental Income
+$199K
Total Position
$292K
+111%
7.7%/yr
Year 15
Capital Value
$48K
-65%
10 years remaining
Rental Income
+$323K
Total Position
$371K
+167%
6.8%/yr
Year 20
Capital Value
$14K
-90%
5 years remaining
Rental Income
+$466K
Total Position
$480K
+246%
6.4%/yr

Location

Bali

Uluwatu - Melasti, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
12.5% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Good
$146 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
128 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
25 years remaining on lease

Top Highlights

Prime location in Uluwatu - Melasti — high tourist traffic
High rental yield at 12.5% — outperforms most villas in this market

Watch Out

Occupancy at 47% — factor in seasonal gaps
Compact plot at 128 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.
7.9%
$914/mo
40% occ.
10.6%
$1,225/mo
47% occ.
12.5%
$1,447/mo
current
57% occ.
15.2%
$1,758/mo

Lease Timeline

25 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.