SLEEK MODERN DESIGN 1 BEDROOM FOR SALE LEASEHOLD IN ULUWATU BE-1355

SLEEK MODERN DESIGN 1 BEDROOM FOR SALE LEASEHOLD IN ULUWATU BE-1355

Bali, Bali

$229k

Price

5.5%

ROI

1

Bedrooms

51%

Occupancy

1 Bathrooms
Ownership: leasehold
Land: 176 m²
Build: 131 m²
Est. Revenue: $22k/yr
Avg Nightly Rate: $120

Investment Analysis

This exquisite villa is a rare gem, ideally located in the prestigious Uluwatu area, just minutes away from Bali’s trendiest cafes, restaurants, and vibrant beach clubs.

Bali Exception
Bali / Uluwatu
Commercial Zone

SLEEK MODERN DESIGN 1 BEDROOM FOR SALE LEASEHOLD IN ULUWATU BE-1355

Inventory
1 Beds
Bathrooms
1 Baths
Built Area
131 m²
Land Plot
176 m²
Tenure
Lease 28yr
Yield Curve Status

Grade B investment — long-term rental yields 12.6% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score60
GradeB
Brixfox Intelligence
60BStrong
Score Breakdown
ROI & Yield66%
Capital Growth63%
Risk Profile62%
Market Demand60%

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
+7.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.3%
+$3K in 5yr (+1%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.7%
$1,273/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
20 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
15.0 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$120/night
50% ($60)Brixfox estimate($120/night)200% ($240)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Yearly income
$15,273
Airbnb data$120/night · 51% occupancy
Rental income
$120/night · 51% occ.
$22,391
Running costs (20%)
Utilities, cleaning, maintenance
-$4,478
Income tax (10%)
Indonesian rental income tax
-$2,239
Property tax
Annual property tax
-$401
Net income
6.7% ROI
$15,273

Long-Term Rental

Yearly income
$28,787
7 comps
Rental income
$4,205/mo
$40,366
Agency fee (10%)
Finder's fee per tenant
-$4,037
Vacancy (~8%)
1.5mo gap per tenancy
-$3,105
Income tax (10%)
Indonesian rental income tax
-$4,037
Property tax
Annual property tax
-$401
Net income
12.6% ROI
$28,787

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 28 years remaining.

$754K$566K$377K$189K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $229KPeak Capital Value: Yr 3 ($235K)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 13: 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
$232K
+1%
23 years remaining
Rental Income
+$81K
Total Position
$313K
+37%
6.5%/yr
Year 10
Capital Value
$202K
-12%
18 years remaining
Rental Income
+$175K
Total Position
$377K
+65%
5.1%/yr
Year 15
Capital Value
$130K
-43%
13 years remaining
Rental Income
+$284K
Total Position
$414K
+81%
4.0%/yr
Year 20
Capital Value
$60K
-74%
8 years remaining
Rental Income
+$410K
Total Position
$471K
+106%
3.7%/yr

Location

Bali

Uluwatu, 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
Good
6.7% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Average
$120 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
176 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
28 years remaining on lease

Top Highlights

Prime location in Uluwatu — high tourist traffic
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Commercial Zone verified — fully licensed for short-term rentals

Watch Out

Occupancy at 51% — factor in seasonal gaps
ADR of $120 limits revenue ceiling — consider repositioning 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

31% occ.
4.0%
$762/mo
41% occ.
5.3%
$1,018/mo
51% occ.
6.7%
$1,273/mo
current
61% occ.
8.0%
$1,528/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.