OCEAN AND GARUDA VIEW 1 BEDROOM APARTMENT FOR SALE LEASEHOLD IN ULUWATU BE-1814

OCEAN AND GARUDA VIEW 1 BEDROOM APARTMENT FOR SALE LEASEHOLD IN ULUWATU BE-1814

Bali, Bali

$190k

Price

5.7%

ROI

1

Bedrooms

76%

Occupancy

1 Bathrooms
Ownership: leasehold
Land: 59 m²
Build: 59 m²
Est. Revenue: $17k/yr
Avg Nightly Rate: $60

Investment Analysis

This hotel is located in the complex, which is situated on a slope overlooking the ocean and the Garuda statue. The modern tropical design hotel offers several options, including a one-bedroom unit with a building area of 25-30m², with views of the ocean, jungle, or Garuda statue.

Bali Exception
Bali / Uluwatu

OCEAN AND GARUDA VIEW 1 BEDROOM APARTMENT FOR SALE LEASEHOLD IN ULUWATU BE-1814

Inventory
1 Beds
Bathrooms
1 Baths
Built Area
59 m²
Land Plot
59 m²
Tenure
Lease 30yr
Yield Curve Status

Grade B investment — short-term rental yields 5.9% 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
+6.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.9%
+$8K in 5yr (+4%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.9%
$938/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
21 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
16.9 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$60/night
50% ($30)Brixfox estimate($60/night)200% ($120)
Occupancy
76%
10%Brixfox estimate(76%)100%

Short-Term Rental

Yearly income
$11,257
Airbnb data$60/night · 76% occupancy
Rental income
$60/night · 76% occ.
$16,557
Running costs (20%)
Utilities, cleaning, maintenance
-$3,311
Income tax (10%)
Indonesian rental income tax
-$1,656
Property tax
Annual property tax
-$333
Net income
5.9% ROI
$11,257

Long-Term Rental

Yearly income
$9,293
7 comps
Rental income
$1,387/mo
$13,312
Agency fee (10%)
Finder's fee per tenant
-$1,331
Vacancy (~8%)
1.5mo gap per tenancy
-$1,024
Income tax (10%)
Indonesian rental income tax
-$1,331
Property tax
Annual property tax
-$333
Net income
4.9% ROI
$9,293

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 30 years remaining.

$616K$462K$308K$154K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Purchase PriceIlliquid zoneUnsellableToday: $190KPeak Capital Value: Yr 5 ($198K)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 14: 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 5Peak
Capital Value
$198K
+4%
25 years remaining
Rental Income
+$60K
Total Position
$258K
+36%
6.3%/yr
Year 10
Capital Value
$192K
+1%
20 years remaining
Rental Income
+$129K
Total Position
$321K
+69%
5.4%/yr
Year 15
Capital Value
$133K
-30%
15 years remaining
Rental Income
+$209K
Total Position
$343K
+80%
4.0%/yr
Year 20
Capital Value
$69K
-64%
10 years remaining
Rental Income
+$302K
Total Position
$371K
+95%
3.4%/yr

Location

Bali

Uluwatu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Good
5.9% annual return
Occupancy
Strong
76% average occupancy
Nightly Rate
Weak
$60 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
59 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
30 years remaining on lease

Top Highlights

Prime location in Uluwatu — high tourist traffic
Strong occupancy at 76% — consistent booking demand
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

ADR of $60 limits revenue ceiling — consider repositioning potential
Compact plot at 59 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

56% occ.
4.3%
$683/mo
66% occ.
5.1%
$811/mo
76% occ.
5.9%
$938/mo
current
86% occ.
6.7%
$1,066/mo

Lease Timeline

30 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.