TULUM INSPIRED MODERN MEXICAN 2 BEDROOM FOR SALE LEASEHOLD IN ULUWATU BE-1854

TULUM INSPIRED MODERN MEXICAN 2 BEDROOM FOR SALE LEASEHOLD IN ULUWATU BE-1854

Bali, Bali

$319k

Price

14.2%

ROI

2

Bedrooms

80%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 200 m²
Build: 125 m²
Est. Revenue: $70k/yr
Avg Nightly Rate: $239

Investment Analysis

This stunning villa is perfectly situated in the heart of Nyang – Nyang , Uluwatu, just a short 2-minute motorbike ride from the famous Nyang – Nyang Beach. Surrounded by trendy cafes and restaurants, it offers the ultimate lifestyle of convenience and relaxation. Designed as a Tulum-inspired paradise, this villa blends modern Mexican elegance with tropical charm.

Bali Exception
Bali / Uluwatu - Nyang-Nyang

TULUM INSPIRED MODERN MEXICAN 2 BEDROOM FOR SALE LEASEHOLD IN ULUWATU BE-1854

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
125 m²
Land Plot
200 m²
Tenure
Lease 28yr
Yield Curve Status

Grade B+ investment — short-term rental yields 15.1% 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%

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
+15.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.3%
+$5K in 5yr (+1%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
15.1%
$4,025/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
6.6 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$239/night
50% ($119)Brixfox estimate($239/night)200% ($478)
Occupancy
80%
10%Brixfox estimate(80%)100%

Short-Term Rental

Yearly income
$48,301
Airbnb data$239/night · 80% occupancy
Rental income
$239/night · 80% occ.
$69,799
Running costs (20%)
Utilities, cleaning, maintenance
-$13,960
Income tax (10%)
Indonesian rental income tax
-$6,980
Property tax
Annual property tax
-$558
Net income
15.1% ROI
$48,301

Long-Term Rental

Yearly income
$32,102
6 comps
Rental income
$4,705/mo
$45,169
Agency fee (10%)
Finder's fee per tenant
-$4,517
Vacancy (~8%)
1.5mo gap per tenancy
-$3,475
Income tax (10%)
Indonesian rental income tax
-$4,517
Property tax
Annual property tax
-$558
Net income
10.1% ROI
$32,102

Short-term rental earns 1.5x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 28 years remaining.

$2.4M$1.8M$1.2M$596K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $319KPeak Capital Value: Yr 3 ($327K)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 7: 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
$324K
+1%
23 years remaining
Rental Income
+$256K
Total Position
$580K
+82%
12.7%/yr
Year 10
Capital Value
$281K
-12%
18 years remaining
Rental Income
+$554K
Total Position
$835K
+162%
10.1%/yr
Year 15
Capital Value
$181K
-43%
13 years remaining
Rental Income
+$898K
Total Position
$1.1M
+238%
8.5%/yr
Year 20
Capital Value
$84K
-74%
8 years remaining
Rental Income
+$1.3M
Total Position
$1.4M
+333%
7.6%/yr

Location

Bali

Uluwatu - Nyang-Nyang, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
15.1% annual return
Occupancy
Strong
80% average occupancy
Nightly Rate
Strong
$239 per night
Visual Appeal
Strong
10/10 instagrammability
Size & Space
Average
200 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
28 years remaining on lease

Top Highlights

Prime location in Uluwatu - Nyang-Nyang — high tourist traffic
High rental yield at 15.1% — outperforms most Bali villas
Strong occupancy at 80% — consistent booking demand

Watch Out

Compact plot at 200 m² — limited expansion potential
STR zoning not confirmed — verify before purchasing for short-term rental use

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

60% occ.
11.3%
$3,008/mo
70% occ.
13.2%
$3,517/mo
80% occ.
15.1%
$4,025/mo
current
90% occ.
17.1%
$4,534/mo

Lease Timeline

28 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.