OFFPLAN 4 BEDROOM VILLA FOR SALE LEASEHOLD IN UNGASAN BE-2644

OFFPLAN 4 BEDROOM VILLA FOR SALE LEASEHOLD IN UNGASAN BE-2644

Bali, Bali

$350k

Price

13.0%

ROI

4

Bedrooms

63%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 300 m²
Build: 192 m²
Est. Revenue: $70k/yr
Avg Nightly Rate: $306

Investment Analysis

Located in Ungasan, this villa sits in a quiet residential area with easy access to Melasti Beach, Green Bowl, and several popular beach clubs. It’s also a short drive to cafés, restaurants, and daily amenities, while still feeling private and peaceful.The interior features a modern tropical design with high ceilings, large glass openings, and plenty of natural light. Clean lines, warm wood accents, and neutral tones create a calm, elegant atmosphere that feels both contemporary and comfortable. The outdoor area offers a private swimming pool, wooden deck, and lush greenery surrounding the villa. Views open up to tropical plants and trees, giving a fresh, resort-like feel ideal for relaxing or entertaining.

Bali Exception
Bali / Uluwatu - Ungasan
Commercial Zone

OFFPLAN 4 BEDROOM VILLA FOR SALE LEASEHOLD IN UNGASAN BE-2644

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
192 m²
Land Plot
300 m²
Tenure
Lease 28yr
Yield Curve Status

Grade B+ investment — short-term rental yields 13.8% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score74
GradeB+
Brixfox Intelligence
74B+Strong
Score Breakdown
ROI & Yield81%
Capital Growth78%
Risk Profile75%
Market Demand74%

The Brixfox Score is our proprietary AI-powered rating that evaluates rental ROI, capital appreciation potential, risk factors, and local market dynamics to give you a single investment quality metric.

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+14.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.3%
+$5K in 5yr (+1%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
13.8%
$4,027/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
7.2 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$306/night
50% ($153)Brixfox estimate($306/night)200% ($612)
Occupancy
63%
10%Brixfox estimate(63%)100%

Short-Term Rental

Yearly income
$48,329
Airbnb data$306/night · 63% occupancy
Rental income
$306/night · 63% occ.
$69,917
Running costs (20%)
Utilities, cleaning, maintenance
-$13,983
Income tax (10%)
Indonesian rental income tax
-$6,992
Property tax
Annual property tax
-$612
Net income
13.8% ROI
$48,329

Long-Term Rental

Yearly income
$20,144
7 comps
Rental income
$2,990/mo
$28,706
Agency fee (10%)
Finder's fee per tenant
-$2,871
Vacancy (~8%)
1.5mo gap per tenancy
-$2,208
Income tax (10%)
Indonesian rental income tax
-$2,871
Property tax
Annual property tax
-$612
Net income
5.8% ROI
$20,144

Short-term rental earns 2.4x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 28 years remaining.

$2.4M$1.8M$1.2M$597K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $350KPeak Capital Value: Yr 3 ($359K)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 7: 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
$355K
+1%
23 years remaining
Rental Income
+$257K
Total Position
$612K
+75%
11.8%/yr
Year 10
Capital Value
$309K
-12%
18 years remaining
Rental Income
+$554K
Total Position
$863K
+146%
9.4%/yr
Year 15
Capital Value
$199K
-43%
13 years remaining
Rental Income
+$899K
Total Position
$1.1M
+214%
7.9%/yr
Year 20
Capital Value
$92K
-74%
8 years remaining
Rental Income
+$1.3M
Total Position
$1.4M
+297%
7.1%/yr

Location

Bali

Uluwatu - Ungasan, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
13.8% annual return
Occupancy
Good
63% average occupancy
Nightly Rate
Strong
$306 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Average
300 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
28 years remaining on lease

Top Highlights

Prime location in Uluwatu - Ungasan — high tourist traffic
High rental yield at 13.8% — outperforms most Bali villas
Premium nightly rate of $306 — positioned in the top tier

Watch Out

Compact plot at 300 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

43% occ.
9.3%
$2,725/mo
53% occ.
11.6%
$3,376/mo
63% occ.
13.8%
$4,027/mo
current
73% occ.
16.0%
$4,679/mo

Lease Timeline

28 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.