Brand New Spacious 5 Bedroom Ocean View Villa for Sale in Ungasan - RF5593

Brand New Spacious 5 Bedroom Ocean View Villa for Sale in Ungasan - RF5593

Ungasan, Bali

$781k

Price

7.8%

ROI

5

Bedrooms

34%

Occupancy

5 Bathrooms
Ownership: Freehold
Land: 510 m²
Build: 750 m²
Est. Revenue: $89k/yr
Avg Nightly Rate: $726

Investment Analysis

Perched high on the cliff with breathtaking views of Ngurah Rai Airport and the south coast of Bali, this villa is a true retreat. Standing with a modern design...

5-bedroom freehold villa in Ungasan — photo 1 of 5
Bali Home Immo
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Brand New Spacious 5 Bedroom Ocean View Villa for Sale in Ungasan - RF5593

Ungasan · Ungasan · Ref BF-132460 Source verified · Bali Home Immo · listed 17 Jun 2026
Asking price · Freehold
$781,050
View original listing
Ownership
Freehold
Bedrooms
5
Bathrooms
5
Built area
750 m²
Land
510 m²
True net yield
3.5%
≈ $5,099/mo net after costs & tax
5-yr total return (net + appreciation)
12.2% / yr avg
Payback in ~13 yrs from rent
Brixfox Score 66 · B+
Modelled from Airbnb listings we track across Ungasan — 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

Ungasan

Ungasan, 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)
$726/night
50% ($363)Brixfox estimate($726/night)200% ($1452)
Occupancy
34%
10%Brixfox estimate(34%)100%

Short-Term Rental

Yearly income
$61,184
Airbnb data$726/night · 34% occupancy
Rental income
$726/night · 34% occ.
$89,359
Running costs (20%)
Utilities, cleaning, maintenance
-$17,872
Income tax (10%)
Indonesian rental income tax
-$8,936
Property tax
Annual property tax
-$1,367
Net income
7.8% ROI
$61,184

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$781,050
BPHTB (freehold transfer tax)$39,053
Notary & registration$1,800
Legal / due diligence$7,811
Total acquisition costs$48,664
Renovation (~$175/m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		$131,250
($75,000–$187,500)
Furnishing & STR launch
5bd × $3,500 base + appliances, electronics, outdoor, licence, photography, linens.		$34,900
All-in investment$995,864

Gross yield (asking)

11.4%

True gross yield (all-in)

9.0%

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

Freehold — 4%/yr appreciation in Ungasan.

$6.3M$4.7M$3.1M$1.6M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $781K
Capital appreciation
Property value growing at +4%/yr based on Ungasan 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 11: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$950K
+22%
Rental Income
+$325K
Total Position
$1.3M
+63%
10.3%/yr
Year 10
Capital Value
$1.2M
+48%
Rental Income
+$701K
Total Position
$1.9M
+138%
9.1%/yr
Year 20
Capital Value
$1.7M
+119%
Rental Income
+$1.6M
Total Position
$3.4M
+330%
7.6%/yr
Year 30
Capital Value
$2.5M
+224%
Rental Income
+$2.9M
Total Position
$5.4M
+597%
6.7%/yr

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.8% annual return
Occupancy
Weak
34% average occupancy
Nightly Rate
Strong
$726 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Strong
510 m² land area
Zoning
Weak
Residential (per agency) — verify in RTRW
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $726 — positioned in the top tier
Generous 510 m² land — room for expansion or amenities
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 34% — 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.
6.9%
$4,522/mo
40% occ.
9.3%
$6,068/mo
34% occ.
7.8%
$5,099/mo
current
44% occ.
10.2%
$6,644/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.