Brand New 3 Bedroom villa for sale in Bali Ubud Bali - RF3811

Brand New 3 Bedroom villa for sale in Bali Ubud Bali - RF3811

Ubud, Bali

$440k

Price

4.9%

ROI

3

Bedrooms

28%

Occupancy

3 Bathrooms
Ownership: Freehold
Land: 121 m²
Build: 126 m²
Est. Revenue: $32k/yr
Avg Nightly Rate: $319

Investment Analysis

- One-gate system, part of a villa complex. - Access to communal spaces within the residence Nestled in the serene surroundings of Ubud, this modern propert...

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Bali Home Immo
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Brand New 3 Bedroom villa for sale in Bali Ubud Bali - RF3811

Ubud · Ubud · Ref BF-131576 Source verified · Bali Home Immo · listed 17 Jun 2026
Asking price · Freehold
$439,725
View original listing
Ownership
Freehold
Bedrooms
3
Bathrooms
3
Built area
126 m²
Land
121 m²
True net yield
2.1%
≈ $1,809/mo net after costs & tax
5-yr total return (net + appreciation)
9.3% / yr avg
Payback in ~20 yrs from rent
Brixfox Score 59 · B
Modelled from Airbnb listings we track across Ubud — live calendar data. Projections are estimates, not financial advice.

What nearby Airbnbs actually earn

Brixfox tracks the live availability calendars of Airbnb listings around this property. The rates and occupancy below are observed from real bookings — this is the data behind every yield figure on this page.

Location

Ubud

Ubud, Pin from agency listing

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Airbnb Comp Analysis

Finding Airbnb comps...

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

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Nightly Rate (ADR)
$319/night
50% ($160)Brixfox estimate($319/night)200% ($638)
Occupancy
28%
10%Brixfox estimate(28%)100%

Short-Term Rental

Yearly income
$21,708
Airbnb data$319/night · 28% occupancy
Rental income
$319/night · 28% occ.
$32,111
Running costs (20%)
Utilities, cleaning, maintenance
-$6,422
Income tax (10%)
Indonesian rental income tax
-$3,211
Property tax
Annual property tax
-$770
Net income
4.9% ROI
$21,708

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$439,725
BPHTB (freehold transfer tax)$21,986
Notary & registration$1,800
Legal / due diligence$4,397
Total acquisition costs$28,183
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$3,150
($0–$6,300)
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$42,900
All-in investment$513,958

Gross yield (asking)

7.3%

True gross yield (all-in)

6.2%

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

Freehold — 4%/yr appreciation in Ubud.

$2.8M$2.1M$1.4M$707K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $440K
Capital appreciation
Property value growing at +4%/yr based on Ubud market trends.
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 17: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$535K
+22%
Rental Income
+$115K
Total Position
$650K
+48%
8.1%/yr
Year 10
Capital Value
$651K
+48%
Rental Income
+$249K
Total Position
$900K
+105%
7.4%/yr
Year 20
Capital Value
$963K
+119%
Rental Income
+$583K
Total Position
$1.5M
+252%
6.5%/yr
Year 30
Capital Value
$1.4M
+224%
Rental Income
+$1.0M
Total Position
$2.5M
+459%
5.9%/yr

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Villa Scorecard

Location
Good
Popular area with steady demand
Rental Yield
Average
4.9% annual return
Occupancy
Weak
28% average occupancy
Nightly Rate
Strong
$319 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
121 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $319 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Yield of 4.9% is near the market average — model your cashflow carefully
Occupancy at 28% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
5.4%
$1,974/mo
40% occ.
7.2%
$2,653/mo
28% occ.
4.9%
$1,809/mo
current
38% occ.
6.8%
$2,488/mo

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.