OFFPLAN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN UBUD BE-2517

OFFPLAN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN UBUD BE-2517

Bali, Bali

$272k

Price

6.5%

ROI

2

Bedrooms

49%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 256 m²
Build: 135 m²
Est. Revenue: $32k/yr
Avg Nightly Rate: $177

Investment Analysis

Villa located in Sayan, Ubud, just minutes away from Campuhan Ridge Walk, Monkey Forest, and Ubud Center, offering a serene escape surrounded by nature yet close to all main attractions.This off-plan two-level villa features 2 bedrooms with ensuite bathrooms and an enclosed living room that seamlessly connects to a fully…

Bali Exception
Bali / Campuhan - Ubud
Commercial Zone

OFFPLAN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN UBUD BE-2517

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
135 m²
Land Plot
256 m²
Tenure
Lease 23yr
Yield Curve Status

Grade B investment — short-term rental yields 8.0% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score56
GradeB
Brixfox Intelligence
56BStrong
Score Breakdown
ROI & Yield62%
Capital Growth59%
Risk Profile58%
Market Demand56%

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
+5.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-2.6%
-$35K in 5yr (-13%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.0%
$1,812/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
19 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
12.5 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$177/night
50% ($89)Brixfox estimate($177/night)200% ($354)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Yearly income
$21,745
Airbnb data$177/night · 49% occupancy
Rental income
$177/night · 49% occ.
$31,743
Running costs (20%)
Utilities, cleaning, maintenance
-$6,349
Income tax (10%)
Indonesian rental income tax
-$3,174
Property tax
Annual property tax
-$476
Net income
8.0% ROI
$21,745

Long-Term Rental

Yearly income
$17,439
20 comps
Rental income
$2,581/mo
$24,775
Agency fee (10%)
Finder's fee per tenant
-$2,477
Vacancy (~8%)
1.5mo gap per tenancy
-$1,906
Income tax (10%)
Indonesian rental income tax
-$2,477
Property tax
Annual property tax
-$476
Net income
6.4% ROI
$17,439

Short-term rental earns 1.2x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 23 years remaining.

$812K$609K$406K$203K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $272KPeak 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 11: 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
$236K
-13%
18 years remaining
Rental Income
+$115K
Total Position
$352K
+29%
5.3%/yr
Year 10
Capital Value
$152K
-44%
13 years remaining
Rental Income
+$249K
Total Position
$401K
+48%
4.0%/yr
Year 15
Capital Value
$71K
-74%
8 years remaining
Rental Income
+$404K
Total Position
$475K
+75%
3.8%/yr
Year 20
Capital Value
$18K
-94%
3 years remaining
Rental Income
+$584K
Total Position
$602K
+121%
4.1%/yr

Location

Bali

Campuhan - Ubud, Approximate area

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Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Good
Popular area with steady demand
Rental Yield
Strong
8.0% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Good
$177 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
256 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Good
23 years remaining on lease

Top Highlights

High rental yield at 8.0% — outperforms most Bali villas
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Commercial Zone verified — fully licensed for short-term rentals

Watch Out

Occupancy at 49% — factor in seasonal gaps
Compact plot at 256 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.
4.8%
$1,091/mo
40% occ.
6.5%
$1,468/mo
49% occ.
8.0%
$1,812/mo
current
59% occ.
9.7%
$2,189/mo

Lease Timeline

23 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 8 years while the property is still easy to sell.

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.