Charming 2 Bedroom Villa for Sale Leasehold in Bali Ubud - RF4529

Charming 2 Bedroom Villa for Sale Leasehold in Bali Ubud - RF4529

Ubud, Bali

$238k

Price

6.1%

ROI

2

Bedrooms

29%

Occupancy

2 Bathrooms
Ownership: Leasehold
Land: 230 m²
Build: 126 m²
Est. Revenue: $21k/yr
Avg Nightly Rate: $199

Investment Analysis

Nestled in the serene residential area of Ubud, this modern villa offers a peaceful retreat just a 10-minute drive from a fitness center. The property spans 2.3...

2-bedroom leasehold villa in Ubud — photo 1 of 5
Bali Home Immo
2-bedroom leasehold villa in Ubud — photo 2 of 5
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Charming 2 Bedroom Villa for Sale Leasehold in Bali Ubud - RF4529

Ubud · Ubud · Ref BF-131877 Source verified · Bali Home Immo · listed 17 Jun 2026
Asking price · Leasehold
$238,465
View original listing
Ownership
Leasehold
Bedrooms
2
Bathrooms
2
Built area
126 m²
Land
230 m²
True net yield
2.8%
≈ $1,213/mo net after costs & tax
5-yr total return (net + appreciation)
2.4% / yr avg
Payback in ~16 yrs from rent
Brixfox Score 43 · C
22 yrs left on lease
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)
$199/night
50% ($100)Brixfox estimate($199/night)200% ($399)
Occupancy
29%
10%Brixfox estimate(29%)100%

Short-Term Rental

Yearly income
$14,551
Airbnb data$199/night · 29% occupancy
Rental income
$199/night · 29% occ.
$21,384
Running costs (20%)
Utilities, cleaning, maintenance
-$4,277
Income tax (10%)
Indonesian rental income tax
-$2,138
Property tax
Annual property tax
-$417
Net income
6.1% ROI
$14,551

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$238,465
Lease transfer & notarial admin (~1%)$2,385
Notary & registration$1,800
Legal / due diligence$2,385
Total acquisition costs$6,570
Renovation (~$130/m², from finish level)
Estimated from finish level — mid-range usually needs light refresh.		$16,380
($10,080–$22,680)
Furnishing & STR launch
2bd × $3,500 base + appliances, electronics, outdoor, licence, photography, linens.		$22,300
All-in investment$283,715

Gross yield (asking)

9.0%

True gross yield (all-in)

7.5%

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 22 years remaining.

$511K$383K$256K$128K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $238KPeak Capital Value: NowPaid back
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
$195K
-18%
17 years remaining
Rental Income
+$77K
Total Position
$272K
+14%
2.7%/yr
Year 10
Capital Value
$119K
-50%
12 years remaining
Rental Income
+$167K
Total Position
$286K
+20%
1.8%/yr
Year 15
Capital Value
$50K
-79%
7 years remaining
Rental Income
+$271K
Total Position
$321K
+35%
2.0%/yr
Year 20
Capital Value
$11K
-96%
2 years remaining
Rental Income
+$391K
Total Position
$402K
+68%
2.6%/yr

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

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Villa Scorecard

Location
Good
Popular area with steady demand
Rental Yield
Good
6.1% annual return
Occupancy
Weak
29% average occupancy
Nightly Rate
Good
$199 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Average
230 m² land area
Zoning
Weak
Residential (per agency) — verify in RTRW
Tenure
Good
22 years remaining on lease

Watch Out

Occupancy at 29% — factor in seasonal gaps
Compact plot at 230 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.
6.2%
$1,239/mo
current
40% occ.
8.4%
$1,663/mo
29% occ.
6.1%
$1,213/mo
current
39% occ.
8.2%
$1,637/mo

Lease Timeline

22 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 7 years while the property is still easy to sell.

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.