Charming 1-Bedroom Villa for Sale Leasehold Near Balangan Beach

Charming 1-Bedroom Villa for Sale Leasehold Near Balangan Beach

Uluwatu, Bali

$89k

Price

1

Bedrooms

52%

Occupancy

1 Bathrooms
Ownership: Leasehold
Land: 80 m²
Build: 55 m²
Est. Revenue: $13k/yr
Avg Nightly Rate: $69

Cost to reproduce & long-term let

Asking price 23% above cost to reproduce — reproducing it would cost about $72k

How it compares in Uluwatu

  • Expected occupancy of 52% compares with a 71% median across 858 tracked Uluwatu villas.
  • Its expected nightly rate of $69 sits below the Uluwatu median of $208.
  • Brixfox ranks its projected net yield in the bottom half of the 856 live Uluwatu listings it tracks.
How Brixfox computes these figures

Investment Analysis

Nestled in the growing Balangan area, this charming 1-bedroom villa offers a comfortable tropical lifestyle with a thoughtful design and inviting atmosphere. Fe...

Price
$89,031
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1-bedroom leasehold villa in Uluwatu — photo 1 of 5
Bali Home Immo
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1-bedroom leasehold villa in Uluwatu — photo 2 of 5
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1-bedroom leasehold villa in Uluwatu — photo 3 of 5
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1-bedroom leasehold villa in Uluwatu — photo 4 of 5
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1-bedroom leasehold villa in Uluwatu — photo 5 of 5
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Charming 1-Bedroom Villa for Sale Leasehold Near Balangan Beach

Uluwatu · Balangan · Ref BF-134701Source · Bali Home Immo · listed 17 Jun 2026
Asking price · Leasehold
$89,031
Net yield
6.1%
Fully managed · Non-resident tax
Cash yield while the lease runs — capital not recovered after 23 yrs
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AI photo analysis vs the comp set · Route-based net yields (all structures) · Bid ladder & negotiation anchors · Due-diligence plan & red flags

Ownership
Leasehold
Bedrooms
1
Bathrooms
1
Built area
55 m²
Land
80 m²
Brixfox Score 67 · B· top 70% Leasehold · 23 yrs leftFinancial analysis ↓
Short lease — 23 yrs left. The net yield below is cash income while the lease runs; your capital is not recovered when it ends — see “after lease amortisation” in the analysis.
Financials

What it earns, what it costs to own, and the net yield

Financial analysis
· Brixfox Standard · Non-resident · Fully managed
Leasehold · 23 yrs remaining
Fully managed is the Brixfox Standard shown on every card: a full-service manager's commission, charged on top of the Airbnb/Booking channel fees (not the cleaning cost — changeovers are funded by guest cleaning fees; you bear the residual). Self-managed drops the commission; the channel fees stay, because the platform is paid whoever manages, and you pay staff/local operations, a higher cleaning residual and your own time directly. Both scenarios divide the SAME gross revenue — the toggle changes the cost stack, not the revenue. That revenue is observed from actively-operated comps, so self-managed assumes you match their performance.Both scenarios share the same projected revenue — the toggle changes who runs the property and what that costs, not what it earns.
Net yieldNet operating income ÷ all-in investment. After local operating taxes; before home-country personal tax and financing costs. Modelled from observed market performance of comparable Airbnb listings.
6.1%
$5,720 net operating income /yr
Gross yield · all-in basis
14.0%
−7.9 pts in operating costs & local taxes
After lease amortisation:1.8%A leasehold expires; we amortise your all-in investment straight-line over the remaining term. This is the honest return on a wasting asset — most tools ignore it.Rent repays your investment in 16.3 of 23 yrs
Before tax in your home country and financing costs. Estimates, not financial advice.
Modelled from Airbnb listings we track across Uluwatu — live calendar data.

Found on Airbnb

This exact villa, photo-verified at 100% confidence — its own track record, not a comp estimate

Verified

Its name, link and guest reviews are Pro evidence

57%booked
5.0rating
3reviews
$72per night

Pro evidence

Calendar-tracked performance

We track this exact listing's availability calendar daily. Over the recent 3-month window it was booked 57% of nights, and it advertises $72/night. Based on partial calendar coverage. The occupancy is measured. The nightly rate is what the host asks — Airbnb does not publish what a night actually sold for, so no source anywhere has the earned rate. The projections below are built from this listing's own window rather than the area median, which is why they can sit well above comparable properties nearby.

Revenue assumptions

Derived from the comparable Airbnb listings below. The headline ADR is the expected BOOKED rate — nearby asking prices corrected by our measured, market-calibrated asking-to-booked factor. Occupancy is calibrated against tracked reference homes nearby. Comp cards below show raw asking prices.
Expected ADR
$69
Expected booked rate (market-calibrated)
Expected occupancy
52%
Full-year estimate, market-calibrated
Projected annual revenue
$13,057
ADR × occupancy × 365
Seasonal occupancy pattern
Peak Jul +25% · Low Feb -15%
J
F
M
A
M
J
J
A
S
O
N
D
Modelled monthly index (relative to the annual average) — replaced by measured per-market indices as calendar history matures.

Investment basis

The true all-in acquisition cost — asking price plus purchase costs, renovation and furnishing. Every yield on this page is computed against this total, not the asking price.
Adjust the figures to your deal — yields recalculate live.
Purchase price· asking · leasehold
$
Acquisition costs· 2.6% of price, auto-calculated
$2,286
PPAT notary (lease deed)$890
Legal due diligence$1,396
Buyer-side agent fee· paid by the seller$0
Lease tax· customarily the lessor’s; confirm in the lease$0
Renovation budget· no measured Bali basis — enter your own quote
$
Furniture & STR launch
$
All-in investment
$93,098
+4.6% over asking
Fully managed scenarioSwitch the scenario with the toggle at the top of the financial analysis — it drives every figure in this section. Gross revenue is identical in both scenarios (the comps' observed performance); the Villa Scorecard and risk panels elsewhere on the page always quote the fully-managed Brixfox Standard.
Gross annual revenue
$13,057
Rental management
−$2,611
Booking channel fees
−$653
Utilities
−$653
Cleaning & laundry
−$653
Maintenance & repairs
−$653
Insurance
−$392
Guest supplies & consumables
−$261
Property tax (PBB)
−$156
PPh 4(2) final tax on rent
−$1,306
Net operating income
$5,720/yr
Net yield on all-in investment
6.1%

Income tax is PPh 4(2), Indonesia's final tax on rent, at 10% of gross. The regional hotel tax (PBJT, formerly PB1/PHR) is not charged: whether it applies depends on how the villa is licensed and let, so confirm it with your notary. Financing is not modelled.

Leasehold economics
A leasehold expires — your capital is not returned at the end of the term. We write the all-in investment off straight-line over the remaining years and show the return after that annual cost. Most tools ignore this.
Lease amortisation · all-in ÷ 23 yrs remaining−$4,048/yr
Net yield after lease amortisation1.8%
Payback vs remaining term16.3 yrs of 23 yrs

Cost to reproduce & the long-term-let alternative

What it would cost to reproduce this villa, and what a yearly tenant would pay
Asking price 23% above cost to reproducecost ≈ $72kMedium confidence
Want this analysis as a 7-page underwriting report?

AI photo analysis vs the comp set · Route-based net yields (all structures) · Bid ladder & negotiation anchors · Due-diligence plan & red flags

Evidence

Where it sits, and who confirms it

Comp table: Market evidence ↑ in Financials

Location

Surroundings confirmed

Uluwatu · Balangan

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Independently Verified

Cross-checked against public listings

Location corroborated

An independent listing places this property within about 0 m of the agency's pin. This confirms the surroundings, not the exact address.

Verdict

Score, and what could go wrong

Same net-yield basis as the financial analysis

Brixfox Score

67B
LocationStrong
Premium area with high rental demand
Rental YieldStrong
6.1% net yield on all-in cost
OccupancyAverage
52% average occupancy
Nightly RateWeak
$69 per night
Visual AppealGood
7/10 visual appeal
Size & SpaceWeak
80 m² land area
ZoningWeak
Residential (per agency) — verify in RTRW
TenureGood
23 years remaining on lease
Prime location in Balangan — high tourist traffic
Strong net yield at 6.1% (fully managed, on all-in cost) — outperforms most villas in this market
Occupancy at 52% — factor in seasonal gaps
ADR of $69 limits revenue ceiling — consider repositioning potential

Consider carefully. Returns are below market average for this price point.

Risk & what-if

ScenarioOccupancyNet income /yrNet yield
-20 pts occupancy32%$3,4513.7%
-10 pts occupancy42%$4,5854.9%
Expected52%$5,7196.1%
+10 pts occupancy62%$6,8537.4%

Brixfox Standard · Non-resident · Fully managed · net yield on all-in cost

Lease runway23 yearsCautionPlan an exit within ~8 years, while resale is still easy.
Payback9.9 yearsfrom net rent at the expected case
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Villa Underwriting Report

7-page PDF · one-time purchase · this property

  • AI photo analysis vs the comp set
  • Route-based net yields (all structures)
  • Bid ladder & negotiation anchors
  • Due-diligence plan & red flags
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Modelled from live Airbnb calendar data around this property · operating costs per line, editable in the P&L · estimates, not financial advice.Data sources & methodology ›

ROI calculations use verified Brixfox Intelligence rental data. Operating costs are modelled per line — Airbnb/Booking channel fees whoever manages, then either a full-service management commission or the staff/local operations a self-managing owner buys back, cleaning residual, utilities & insurance, local taxes — with every rate editable in the Financial analysis P&L above. Gross revenue is identical in both management scenarios. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Bali may impact actual yields.