OFFPLAN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN MELASTI BE-2468

OFFPLAN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN MELASTI BE-2468

Bali, Bali

$145k

Price

12.0%

ROI

2

Bedrooms

44%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 108 m²
Build: 110 m²
Est. Revenue: $22k/yr
Avg Nightly Rate: $139

Investment Analysis

Perfectly located in Melasti, this villa offers prime access to Bali’s most iconic destinations — just minutes from Melasti Beach, Karma Kandara Resort, Savaya, and Fly Bali Heliport for private tours and charters.

Bali Exception
Bali / Uluwatu - Melasti
Long Lease

OFFPLAN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN MELASTI BE-2468

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
110 m²
Land Plot
108 m²
Tenure
Lease 38yr
Yield Curve Status

Grade B+ investment — short-term rental yields 10.7% 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%

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
+13.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.2%
+$23K in 5yr (+16%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.7%
$1,290/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
9.4 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$139/night
50% ($69)Brixfox estimate($139/night)200% ($277)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Yearly income
$15,481
Airbnb data$139/night · 44% occupancy
Rental income
$139/night · 44% occ.
$22,478
Running costs (20%)
Utilities, cleaning, maintenance
-$4,496
Income tax (10%)
Indonesian rental income tax
-$2,248
Property tax
Annual property tax
-$254
Net income
10.7% ROI
$15,481

Long-Term Rental

Yearly income
$9,145
7 comps
Rental income
$1,354/mo
$12,999
Agency fee (10%)
Finder's fee per tenant
-$1,300
Vacancy (~8%)
1.5mo gap per tenancy
-$1,000
Income tax (10%)
Indonesian rental income tax
-$1,300
Property tax
Annual property tax
-$254
Net income
6.3% ROI
$9,145

Short-term rental earns 1.7x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 38 years remaining.

$1.2M$923K$616K$308K$0Yr 0Yr 10Yr 20Yr 30Purchase PriceIlliquid zoneUnsellableToday: $145KPeak Capital Value: Yr 13 ($192K)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 9: 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
$168K
+16%
33 years remaining
Rental Income
+$82K
Total Position
$250K
+73%
11.5%/yr
Year 10
Capital Value
$187K
+29%
28 years remaining
Rental Income
+$177K
Total Position
$365K
+151%
9.7%/yr
Year 15
Capital Value
$190K
+31%
23 years remaining
Rental Income
+$288K
Total Position
$478K
+229%
8.3%/yr
Year 20
Capital Value
$165K
+14%
18 years remaining
Rental Income
+$416K
Total Position
$581K
+301%
7.2%/yr

Location

Bali

Uluwatu - Melasti, Approximate area

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Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
10.7% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Good
$139 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
108 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
38 years remaining on lease

Top Highlights

Prime location in Uluwatu - Melasti — high tourist traffic
High rental yield at 10.7% — outperforms most Bali villas
Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

Occupancy at 44% — factor in seasonal gaps
Compact plot at 108 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.
7.2%
$864/mo
40% occ.
9.6%
$1,160/mo
44% occ.
10.7%
$1,290/mo
current
54% occ.
13.1%
$1,585/mo

Lease Timeline

38 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.