READY NOW 2 BEDROOM VILLA FOR SALE LEASEHOLD IN ULUWATU BE-2641

READY NOW 2 BEDROOM VILLA FOR SALE LEASEHOLD IN ULUWATU BE-2641

Bali, Bali

$260k

Price

6.1%

ROI

2

Bedrooms

45%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 98 m²
Build: 92 m²
Est. Revenue: $23k/yr
Avg Nightly Rate: $144

Investment Analysis

Located in a peaceful area of Uluwatu, this villa is just a short drive from iconic beaches, popular cafés, beach clubs, and daily amenities, offering a perfect balance between tranquility and easy access to lifestyle hotspots.

Bali Exception
Bali / Uluwatu
Commercial Zone

READY NOW 2 BEDROOM VILLA FOR SALE LEASEHOLD IN ULUWATU BE-2641

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
92 m²
Land Plot
98 m²
Tenure
Lease 27yr
Yield Curve Status

Grade B investment — short-term rental yields 6.1% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score57
GradeB
Brixfox Intelligence
57BStrong
Score Breakdown
ROI & Yield63%
Capital Growth60%
Risk Profile59%
Market Demand57%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+6.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.0%
-$273 in 5yr (-0%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.1%
$1,331/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
23 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
16.3 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$144/night
50% ($72)Brixfox estimate($144/night)200% ($288)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$15,968
Airbnb data$144/night · 45% occupancy
Rental income
$144/night · 45% occ.
$23,461
Running costs (20%)
Utilities, cleaning, maintenance
-$4,692
Income tax (10%)
Indonesian rental income tax
-$2,346
Property tax
Annual property tax
-$455
Net income
6.1% ROI
$15,968

Long-Term Rental

Yearly income
$6,985
7 comps
Rental income
$1,072/mo
$10,289
Agency fee (10%)
Finder's fee per tenant
-$1,029
Vacancy (~8%)
1.5mo gap per tenancy
-$791
Income tax (10%)
Indonesian rental income tax
-$1,029
Property tax
Annual property tax
-$455
Net income
2.7% ROI
$6,985

Short-term rental earns 2.3x 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$260,000
BPHTB (freehold transfer tax)$13,000
Notary & registration$1,800
Legal / due diligence$2,600
Total acquisition costs$17,400
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$2,300
($0–$4,600)
Furnishing & STR launch
2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$35,700
All-in investment$315,400

Gross yield (asking)

9.0%

True gross yield (all-in)

7.4%

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 27 years remaining.

$748K$561K$374K$187K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $260KPeak Capital Value: Yr 2 ($264K)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 5
Capital Value
$260K
-0%
22 years remaining
Rental Income
+$85K
Total Position
$345K
+33%
5.8%/yr
Year 10
Capital Value
$212K
-19%
17 years remaining
Rental Income
+$183K
Total Position
$395K
+52%
4.3%/yr
Year 15
Capital Value
$129K
-50%
12 years remaining
Rental Income
+$297K
Total Position
$426K
+64%
3.4%/yr
Year 20
Capital Value
$55K
-79%
7 years remaining
Rental Income
+$429K
Total Position
$484K
+86%
3.2%/yr

Location

Bali

Uluwatu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Good
6.1% annual return
Occupancy
Weak
45% average occupancy
Nightly Rate
Good
$144 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
98 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
27 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 45% — factor in seasonal gaps
Compact plot at 98 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.
4.1%
$881/mo
40% occ.
5.5%
$1,187/mo
45% occ.
6.1%
$1,331/mo
current
55% occ.
7.6%
$1,637/mo

Lease Timeline

27 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.