MODERN TROPICAL 1/2 BEDROOM APARTMENT FOR SALE LEASEHOLD IN ULUWATU BE -1356

MODERN TROPICAL 1/2 BEDROOM APARTMENT FOR SALE LEASEHOLD IN ULUWATU BE -1356

Bali, Bali

$134k

Price

7.7%

ROI

1

Bedrooms

52%

Occupancy

1 Bathrooms
Ownership: leasehold
Build: 44.5 m²
Est. Revenue: $19k/yr
Avg Nightly Rate: $100

Investment Analysis

This stunning apartment, located in the heart of Uluwatu, is just minutes from Bali’s top cafes, restaurants, and beach clubs. A short 6-minute walk brings you to the beach, offering the perfect blend of privacy and convenience. The apartment’s modern tropical design offers 1 or 2 bedrooms and bathrooms, along with a spacious living room, kitchen, and dining area.

Bali Exception
Bali / Uluwatu
Commercial Zone

MODERN TROPICAL 1/2 BEDROOM APARTMENT FOR SALE LEASEHOLD IN ULUWATU BE -1356

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

Grade B+ investment — short-term rental yields 9.7% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score69
GradeB+
Brixfox Intelligence
69B+Strong
Score Breakdown
ROI & Yield76%
Capital Growth72%
Risk Profile71%
Market Demand69%

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.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+10.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.3%
+$2K in 5yr (+1%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.7%
$1,086/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
10.3 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$100/night
50% ($50)Brixfox estimate($100/night)200% ($201)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Yearly income
$13,029
Airbnb data$100/night · 52% occupancy
Rental income
$100/night · 52% occ.
$18,949
Running costs (20%)
Utilities, cleaning, maintenance
-$3,790
Income tax (10%)
Indonesian rental income tax
-$1,895
Property tax
Annual property tax
-$235
Net income
9.7% ROI
$13,029

Long-Term Rental

Yearly income
$10,581
7 comps
Rental income
$1,558/mo
$14,958
Agency fee (10%)
Finder's fee per tenant
-$1,496
Vacancy (~8%)
1.5mo gap per tenancy
-$1,151
Income tax (10%)
Indonesian rental income tax
-$1,496
Property tax
Annual property tax
-$235
Net income
7.9% ROI
$10,581

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$134,370
BPHTB (freehold transfer tax)$6,719
Notary & registration$1,800
Legal / due diligence$1,500
Total acquisition costs$10,019
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$1,113
($0–$2,225)
Furnishing & STR launch
1bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$26,300
All-in investment$171,802

Gross yield (asking)

14.1%

True gross yield (all-in)

11.0%

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 28 years remaining.

$643K$482K$322K$161K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $134KPeak Capital Value: Yr 3 ($138K)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 10: 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
$136K
+1%
23 years remaining
Rental Income
+$69K
Total Position
$205K
+53%
8.9%/yr
Year 10
Capital Value
$119K
-12%
18 years remaining
Rental Income
+$149K
Total Position
$268K
+99%
7.1%/yr
Year 15
Capital Value
$76K
-43%
13 years remaining
Rental Income
+$242K
Total Position
$319K
+137%
5.9%/yr
Year 20
Capital Value
$35K
-74%
8 years remaining
Rental Income
+$350K
Total Position
$385K
+187%
5.4%/yr

Location

Bali

Uluwatu, Approximate area

Loading Map...

Airbnb Comp Analysis

No nearby Airbnb listings found

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

Try one of these

Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
9.7% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Average
$100 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
0 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
High rental yield at 9.7% — outperforms most villas in this market
Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

Occupancy at 52% — factor in seasonal gaps
ADR of $100 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

32% occ.
5.9%
$659/mo
42% occ.
7.8%
$872/mo
52% occ.
9.7%
$1,086/mo
current
62% occ.
11.6%
$1,299/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.