JUNGLE VIEW 2 BEDROOM VILLAS FOR SALE LEASEHOLD IN UBUD BE-1177

JUNGLE VIEW 2 BEDROOM VILLAS FOR SALE LEASEHOLD IN UBUD BE-1177

Bali, Bali

$249k

Price

4.9%

ROI

2

Bedrooms

40%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 230 m²
Build: 126 m²
Est. Revenue: $26k/yr
Avg Nightly Rate: $181

Investment Analysis

Ubud, known for its captivating jungle ambiance, serves as an ideal setting for nature enthusiasts, making this villa perfectly situated. Located in Singapadu area, this villa is conveniently situated close to cafes, restaurants, and just a stone’s throw away from Ubud center and beside. With its panoramic view of tropical jungle, rice fields and surrounding woods, visible through the bedroom’s expansive glass panels, the villa offers an enduring connection to nature.

Bali Exception
Bali / Ubud

JUNGLE VIEW 2 BEDROOM VILLAS FOR SALE LEASEHOLD IN UBUD BE-1177

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
126 m²
Land Plot
230 m²
Tenure
Lease 25yr
Yield Curve Status

Grade C+ investment — short-term rental yields 7.2% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score54
GradeC+
Brixfox Intelligence
54C+Moderate
Score Breakdown
ROI & Yield59%
Capital Growth57%
Risk Profile56%
Market Demand54%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+6.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.7%
-$8K in 5yr (-3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.2%
$1,489/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
13.9 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$181/night
50% ($90)Brixfox estimate($181/night)200% ($362)
Occupancy
40%
10%Brixfox estimate(40%)100%

Short-Term Rental

Yearly income
$17,864
Airbnb data$181/night · 40% occupancy
Rental income
$181/night · 40% occ.
$26,143
Running costs (20%)
Utilities, cleaning, maintenance
-$5,229
Income tax (10%)
Indonesian rental income tax
-$2,614
Property tax
Annual property tax
-$436
Net income
7.2% ROI
$17,864

Long-Term Rental

Yearly income
$14,704
15 comps
Rental income
$2,181/mo
$20,938
Agency fee (10%)
Finder's fee per tenant
-$2,094
Vacancy (~8%)
1.5mo gap per tenancy
-$1,611
Income tax (10%)
Indonesian rental income tax
-$2,094
Property tax
Annual property tax
-$436
Net income
5.9% ROI
$14,704

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

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$249,000
BPHTB (freehold transfer tax)$12,450
Notary & registration$1,800
Legal / due diligence$2,490
Total acquisition costs$16,740
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$3,150
($0–$6,300)
Furnishing & STR launch
2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$35,700
All-in investment$304,590

Gross yield (asking)

10.5%

True gross yield (all-in)

8.6%

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 25 years remaining.

$749K$562K$375K$187K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $249KPeak 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 12: 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
$241K
-3%
20 years remaining
Rental Income
+$95K
Total Position
$335K
+35%
6.1%/yr
Year 10
Capital Value
$167K
-33%
15 years remaining
Rental Income
+$205K
Total Position
$372K
+49%
4.1%/yr
Year 15
Capital Value
$86K
-65%
10 years remaining
Rental Income
+$332K
Total Position
$418K
+68%
3.5%/yr
Year 20
Capital Value
$25K
-90%
5 years remaining
Rental Income
+$480K
Total Position
$505K
+103%
3.6%/yr

Location

Bali

Ubud, Approximate area

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Villa Scorecard

Location
Good
Popular area with steady demand
Rental Yield
Good
7.2% annual return
Occupancy
Weak
40% average occupancy
Nightly Rate
Good
$181 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
230 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
25 years remaining on lease

Top Highlights

Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Occupancy at 40% — factor in seasonal gaps
Compact plot at 230 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.
5.4%
$1,120/mo
40% occ.
7.3%
$1,505/mo
current
40% occ.
7.2%
$1,489/mo
current
50% occ.
9.0%
$1,874/mo

Lease Timeline

25 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.