MODERN TROPICAL 3/4BEDROOMS VILLA FOR SALE LEASEHOLD IN ULUWATU BE-2101

MODERN TROPICAL 3/4BEDROOMS VILLA FOR SALE LEASEHOLD IN ULUWATU BE-2101

Bali, Bali

$549k

Price

7.5%

ROI

3

Bedrooms

49%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 201 m²
Build: 315 m²
Est. Revenue: $63k/yr
Avg Nightly Rate: $359

Investment Analysis

Nestled in the heart of Uluwatu, this stunning villa offers both serenity and convenience. Located just minutes from Bali’s iconic beaches like Padang Padang and Bingin, and close to popular beach clubs, cafes, and yoga spots, it’s the perfect retreat for those seeking a peaceful yet connected lifestyle in the southern part of the island.

Bali Exception
Bali / Uluwatu
Commercial Zone

MODERN TROPICAL 3/4BEDROOMS VILLA FOR SALE LEASEHOLD IN ULUWATU BE-2101

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
315 m²
Land Plot
201 m²
Tenure
Lease 22yr
Yield Curve Status

Grade B investment — long-term rental yields 9.2% 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%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+4.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-3.7%
-$101K in 5yr (-18%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.9%
$3,624/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
12.6 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$359/night
50% ($179)Brixfox estimate($359/night)200% ($717)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Yearly income
$43,484
Airbnb data$359/night · 49% occupancy
Rental income
$359/night · 49% occ.
$63,493
Running costs (20%)
Utilities, cleaning, maintenance
-$12,699
Income tax (10%)
Indonesian rental income tax
-$6,349
Property tax
Annual property tax
-$961
Net income
7.9% ROI
$43,484

Long-Term Rental

Yearly income
$50,434
6 comps
Rental income
$7,404/mo
$71,077
Agency fee (10%)
Finder's fee per tenant
-$7,108
Vacancy (~8%)
1.5mo gap per tenancy
-$5,467
Income tax (10%)
Indonesian rental income tax
-$7,108
Property tax
Annual property tax
-$961
Net income
9.2% ROI
$50,434

Long-term rental earns more with lower risk and less effort.

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$549,000
BPHTB (freehold transfer tax)$27,450
Notary & registration$1,800
Legal / due diligence$5,490
Total acquisition costs$34,740
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$7,875
($0–$15,750)
Furnishing & STR launch
3bd × $12,000 base + appliances, electronics, outdoor, licence, photography, linens.		$69,900
All-in investment$661,515

Gross yield (asking)

11.6%

True gross yield (all-in)

9.6%

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 22 years remaining.

$1.5M$1.1M$764K$382K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $549KPeak 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
$448K
-18%
17 years remaining
Rental Income
+$231K
Total Position
$679K
+24%
4.3%/yr
Year 10
Capital Value
$273K
-50%
12 years remaining
Rental Income
+$499K
Total Position
$772K
+41%
3.5%/yr
Year 15
Capital Value
$116K
-79%
7 years remaining
Rental Income
+$809K
Total Position
$925K
+68%
3.5%/yr
Year 20
Capital Value
$24K
-96%
2 years remaining
Rental Income
+$1.2M
Total Position
$1.2M
+117%
4.0%/yr

Location

Bali

Uluwatu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Good
7.9% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Strong
$359 per night
Visual Appeal
Strong
10/10 instagrammability
Size & Space
Average
201 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Good
22 years remaining on lease

Top Highlights

Prime location in Uluwatu — high tourist traffic
Premium nightly rate of $359 — positioned in the top tier
Stunning visuals with 10/10 instagrammability — commands premium nightly rates

Watch Out

Occupancy at 49% — factor in seasonal gaps
Compact plot at 201 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%
$2,210/mo
40% occ.
6.5%
$2,973/mo
49% occ.
7.9%
$3,624/mo
current
59% occ.
9.6%
$4,387/mo

Lease Timeline

22 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 7 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.