MODERN MINIMALIST 3 BEDROOM VILLA FOR SALE LEASEHOLD IN ULUWATU BE-2353

MODERN MINIMALIST 3 BEDROOM VILLA FOR SALE LEASEHOLD IN ULUWATU BE-2353

Bali, Bali

$265k

Price

5.9%

ROI

3

Bedrooms

38%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 118 m²
Build: 195 m²
Est. Revenue: $29k/yr
Avg Nightly Rate: $207

Investment Analysis

Located in Ungasan, South Kuta, this villa sits just minutes from Uluwatu’s famous beaches, beach clubs, cafés, and restaurants, with easy access to schools, shops, and wellness centers.The interior features a modern-minimalist style with clean lines, neutral tones, and natural light-filled spaces. Wood accents and curated décor add warmth and sophistication. The exterior showcases striking contemporary architecture with geometric shapes, lush greenery, and vertical gardens, blending modern design with tropical charm. Private parking is also available. A perfect choice for stylish, comfortable living in one of Bali’s most desirable areas.

Bali Exception
Bali / Uluwatu

MODERN MINIMALIST 3 BEDROOM VILLA FOR SALE LEASEHOLD IN ULUWATU BE-2353

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
195 m²
Land Plot
118 m²
Tenure
Lease 30yr
Yield Curve Status

Grade C investment — short-term rental yields 7.5% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score41
GradeC
Brixfox Intelligence
41CModerate
Score Breakdown
ROI & Yield45%
Capital Growth43%
Risk Profile44%
Market Demand41%

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
+8.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.9%
+$11K in 5yr (+4%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.5%
$1,655/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
13 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
13.3 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$207/night
50% ($104)Brixfox estimate($207/night)200% ($415)
Occupancy
38%
10%Brixfox estimate(38%)100%

Short-Term Rental

Yearly income
$19,854
Airbnb data$207/night · 38% occupancy
Rental income
$207/night · 38% occ.
$29,025
Running costs (20%)
Utilities, cleaning, maintenance
-$5,805
Income tax (10%)
Indonesian rental income tax
-$2,902
Property tax
Annual property tax
-$463
Net income
7.5% ROI
$19,854

Long-Term Rental

Yearly income
$14,334
8 comps
Rental income
$2,132/mo
$20,464
Agency fee (10%)
Finder's fee per tenant
-$2,046
Vacancy (~8%)
1.5mo gap per tenancy
-$1,574
Income tax (10%)
Indonesian rental income tax
-$2,046
Property tax
Annual property tax
-$463
Net income
5.4% ROI
$14,334

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 30 years remaining.

$1.1M$815K$543K$272K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Purchase PriceIlliquid zoneUnsellableToday: $265KPeak Capital Value: Yr 5 ($276K)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 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 5Peak
Capital Value
$276K
+4%
25 years remaining
Rental Income
+$105K
Total Position
$382K
+44%
7.6%/yr
Year 10
Capital Value
$267K
+1%
20 years remaining
Rental Income
+$228K
Total Position
$494K
+87%
6.4%/yr
Year 15
Capital Value
$186K
-30%
15 years remaining
Rental Income
+$369K
Total Position
$555K
+110%
5.1%/yr
Year 20
Capital Value
$96K
-64%
10 years remaining
Rental Income
+$533K
Total Position
$629K
+138%
4.4%/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
7.5% annual return
Occupancy
Weak
38% average occupancy
Nightly Rate
Strong
$207 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
118 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
30 years remaining on lease

Top Highlights

Prime location in Uluwatu — high tourist traffic
Premium nightly rate of $207 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

Occupancy at 38% — factor in seasonal gaps
Compact plot at 118 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.
5.8%
$1,286/mo
40% occ.
7.8%
$1,727/mo
38% occ.
7.5%
$1,655/mo
current
48% occ.
9.5%
$2,096/mo

Lease Timeline

30 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.