MODERN LUXURY DESIGN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN ULUWATU BE-1121

MODERN LUXURY DESIGN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN ULUWATU BE-1121

Bali, Bali

$185k

Price

10.3%

ROI

2

Bedrooms

57%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 100 m²
Build: 87 m²
Est. Revenue: $38k/yr
Avg Nightly Rate: $182

Investment Analysis

This stunning villa is situated in the highly sought-after area of Uluwatu, offering a prime location just minutes away from vibrant cafes, exquisite restaurants, and the beautiful Nunglan Beach, which is only a 3-minute motorbike ride away. Brand new, high-quality build, designed by renowned architects with modern luxury, this villa features 2 spacious bedrooms and 2 elegant bathrooms, perfectly set on a 100 sqm land with an 87 sqm building.

Bali Exception
Bali / Uluwatu
Commercial Zone

MODERN LUXURY DESIGN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN ULUWATU BE-1121

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
87 m²
Land Plot
100 m²
Tenure
Lease 29yr
Yield Curve Status

Grade B+ investment — short-term rental yields 14.1% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score75
GradeB+
Brixfox Intelligence
75B+Strong
Score Breakdown
ROI & Yield83%
Capital Growth79%
Risk Profile76%
Market Demand75%

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
+14.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.6%
+$5K in 5yr (+3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
14.1%
$2,176/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
7.1 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$182/night
50% ($91)Brixfox estimate($182/night)200% ($364)
Occupancy
57%
10%Brixfox estimate(57%)100%

Short-Term Rental

Yearly income
$26,115
Airbnb data$182/night · 57% occupancy
Rental income
$182/night · 57% occ.
$37,770
Running costs (20%)
Utilities, cleaning, maintenance
-$7,554
Income tax (10%)
Indonesian rental income tax
-$3,777
Property tax
Annual property tax
-$324
Net income
14.1% ROI
$26,115

Long-Term Rental

Yearly income
$18,028
7 comps
Rental income
$2,644/mo
$25,381
Agency fee (10%)
Finder's fee per tenant
-$2,538
Vacancy (~8%)
1.5mo gap per tenancy
-$1,952
Income tax (10%)
Indonesian rental income tax
-$2,538
Property tax
Annual property tax
-$324
Net income
9.7% ROI
$18,028

Short-term rental earns 1.4x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 29 years remaining.

$1.4M$1.0M$679K$340K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $185KPeak Capital Value: Yr 4 ($191K)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
$190K
+3%
24 years remaining
Rental Income
+$139K
Total Position
$329K
+78%
12.2%/yr
Year 10
Capital Value
$175K
-5%
19 years remaining
Rental Income
+$299K
Total Position
$474K
+156%
9.9%/yr
Year 15
Capital Value
$118K
-36%
14 years remaining
Rental Income
+$486K
Total Position
$603K
+226%
8.2%/yr
Year 20
Capital Value
$58K
-69%
9 years remaining
Rental Income
+$702K
Total Position
$760K
+311%
7.3%/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
Strong
14.1% annual return
Occupancy
Average
57% average occupancy
Nightly Rate
Good
$182 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
100 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
29 years remaining on lease

Top Highlights

Prime location in Uluwatu — high tourist traffic
High rental yield at 14.1% — outperforms most Bali villas
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Occupancy at 57% — factor in seasonal gaps
Compact plot at 100 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

37% occ.
9.1%
$1,402/mo
47% occ.
11.6%
$1,789/mo
57% occ.
14.1%
$2,176/mo
current
67% occ.
16.6%
$2,563/mo

Lease Timeline

29 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.