Spacious 3 Bedrooms Villa for Sale Leasehold in Ungasan Near Pecatu - Fm080

Spacious 3 Bedrooms Villa for Sale Leasehold in Ungasan Near Pecatu - Fm080

Uluwatu, Bali

$506k

Price

6.1%

ROI

3

Bedrooms

32%

Occupancy

3 Bathrooms
Ownership: Leasehold
Land: 500 m²
Build: 310 m²
Est. Revenue: $45k/yr
Avg Nightly Rate: $386

Investment Analysis

Located in the tranquil residential area of Uluwatu Ungasan, this villa combines modern design with spacious living. Sitting on 5 are of land, it boasts a thoug...

3-bedroom leasehold villa in Uluwatu — photo 1 of 5
Bali Home Immo
3-bedroom leasehold villa in Uluwatu — photo 2 of 5
3-bedroom leasehold villa in Uluwatu — photo 3 of 5
3-bedroom leasehold villa in Uluwatu — photo 4 of 5
3-bedroom leasehold villa in Uluwatu — photo 5 of 5

Spacious 3 Bedrooms Villa for Sale Leasehold in Ungasan Near Pecatu - Fm080

Uluwatu · Uluwatu · Ref BF-132593 Source verified · Bali Home Immo · listed 17 Jun 2026
Asking price · Leasehold
$506,330
View original listing
Ownership
Leasehold
Bedrooms
3
Bathrooms
3
Built area
310 m²
Land
500 m²
True net yield
2.9%
≈ $2,557/mo net after costs & tax
5-yr total return (net + appreciation)
6.0% / yr avg
Payback in ~17 yrs from rent
Brixfox Score 59 · B
27 yrs left on lease
Modelled from Airbnb listings we track across Uluwatu — 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

Uluwatu

Uluwatu, Pin from agency listing

Loading Map...

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.

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$386/night
50% ($193)Brixfox estimate($386/night)200% ($773)
Occupancy
32%
10%Brixfox estimate(32%)100%

Short-Term Rental

Yearly income
$30,684
Airbnb data$386/night · 32% occupancy
Rental income
$386/night · 32% occ.
$45,100
Running costs (20%)
Utilities, cleaning, maintenance
-$9,020
Income tax (10%)
Indonesian rental income tax
-$4,510
Property tax
Annual property tax
-$886
Net income
6.1% ROI
$30,684

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$506,330
Lease transfer & notarial admin (~1%)$5,063
Notary & registration$1,800
Legal / due diligence$5,063
Total acquisition costs$11,926
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$7,750
($0–$15,500)
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$42,900
All-in investment$568,906

Gross yield (asking)

8.9%

True gross yield (all-in)

7.9%

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 27 years remaining.

$1.4M$1.1M$718K$359K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $506KPeak Capital Value: Yr 2 ($514K)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 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
$506K
-0%
22 years remaining
Rental Income
+$163K
Total Position
$669K
+32%
5.7%/yr
Year 10
Capital Value
$413K
-19%
17 years remaining
Rental Income
+$352K
Total Position
$764K
+51%
4.2%/yr
Year 15
Capital Value
$252K
-50%
12 years remaining
Rental Income
+$571K
Total Position
$822K
+62%
3.3%/yr
Year 20
Capital Value
$107K
-79%
7 years remaining
Rental Income
+$824K
Total Position
$932K
+84%
3.1%/yr

Ask Brixfox AI

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

Try one of these

Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Good
6.1% annual return
Occupancy
Weak
32% average occupancy
Nightly Rate
Strong
$386 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Good
500 m² land area
Zoning
Weak
Residential (per agency) — verify in RTRW
Tenure
Strong
27 years remaining on lease

Top Highlights

Prime location in Uluwatu — high tourist traffic
Premium nightly rate of $386 — positioned in the top tier
27+ year lease — strong tenure runway

Watch Out

Occupancy at 32% — factor in seasonal gaps
Residential (per agency) — confirm against the official RTRW plan 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.
5.7%
$2,394/mo
40% occ.
7.6%
$3,217/mo
32% occ.
6.1%
$2,557/mo
current
42% occ.
8.0%
$3,380/mo

Lease Timeline

27 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.