Stunning 5 Bedroom villa for sale and rent in Bali Ubud - RF5495

Stunning 5 Bedroom villa for sale and rent in Bali Ubud - RF5495

Ubud, Bali

$609k

Price

6.3%

ROI

5

Bedrooms

19%

Occupancy

4 Bathrooms
Ownership: Freehold
Land: 641 m²
Build: 450 m²
Est. Revenue: $56k/yr
Avg Nightly Rate: $808

Investment Analysis

Leasehold option: 8,500,000,000 IDR for 30 years leasehold Rental option: 235.295.000 IDR for 3 months rental This spacious and modern two-story vi...

5-bedroom freehold villa in Ubud — photo 1 of 5
Bali Home Immo
5-bedroom freehold villa in Ubud — photo 2 of 5
5-bedroom freehold villa in Ubud — photo 3 of 5
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5-bedroom freehold villa in Ubud — photo 5 of 5

Stunning 5 Bedroom villa for sale and rent in Bali Ubud - RF5495

Ubud · Ubud · Ref BF-132396 Source verified · Bali Home Immo · listed 17 Jun 2026
Asking price · Freehold
$608,850
View original listing
Ownership
Freehold
Bedrooms
5
Bathrooms
4
Built area
450 m²
Land
641 m²
True net yield
2.9%
≈ $3,189/mo net after costs & tax
5-yr total return (net + appreciation)
10.6% / yr avg
Payback in ~16 yrs from rent
Brixfox Score 70 · 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

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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)
$808/night
50% ($404)Brixfox estimate($808/night)200% ($1616)
Occupancy
19%
10%Brixfox estimate(19%)100%

Short-Term Rental

Yearly income
$38,261
Airbnb data$808/night · 19% occupancy
Rental income
$808/night · 19% occ.
$56,181
Running costs (20%)
Utilities, cleaning, maintenance
-$11,236
Income tax (10%)
Indonesian rental income tax
-$5,618
Property tax
Annual property tax
-$1,065
Net income
6.3% ROI
$38,261

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$608,850
BPHTB (freehold transfer tax)$30,443
Notary & registration$1,800
Legal / due diligence$6,089
Total acquisition costs$38,332
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$11,250
($0–$22,500)
Furnishing & STR launch
5bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$57,300
All-in investment$715,732

Gross yield (asking)

9.2%

True gross yield (all-in)

7.8%

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.

$4.4M$3.3M$2.2M$1.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $609K
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 14: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$741K
+22%
Rental Income
+$203K
Total Position
$944K
+55%
9.2%/yr
Year 10
Capital Value
$901K
+48%
Rental Income
+$439K
Total Position
$1.3M
+120%
8.2%/yr
Year 20
Capital Value
$1.3M
+119%
Rental Income
+$1.0M
Total Position
$2.4M
+288%
7.0%/yr
Year 30
Capital Value
$2.0M
+224%
Rental Income
+$1.8M
Total Position
$3.8M
+523%
6.3%/yr

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Villa Scorecard

Location
Good
Popular area with steady demand
Rental Yield
Good
6.3% annual return
Occupancy
Weak
19% average occupancy
Nightly Rate
Strong
$808 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
641 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $808 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 641 m² land — room for expansion or amenities

Watch Out

Occupancy at 19% — factor in seasonal gaps
STR zoning not confirmed — verify before purchasing for short-term rental use

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.
10.0%
$5,073/mo
40% occ.
13.4%
$6,793/mo
19% occ.
6.3%
$3,189/mo
current
29% occ.
9.7%
$4,909/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.