Bali Exception
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Bali Exception
Bali / Ubud
RICEFIELD VIEW 4 BEDROOM VILLA FOR SALE FREEHOLD IN UBUD BE-2035
Inventory
4 Beds
Bathrooms
5 Baths
Built Area
680 m²
Land Plot
2300 m²
Tenure
Freehold
Yield Curve Status
Grade B+ investment — long-term rental yields 7.2% net return annually.
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The Investment
Brixfox Score69
GradeB+
Brixfox Intelligence
69B+Strong
Score Breakdown
ROI & Yield76%
Capital Growth72%
Risk Profile71%
Market Demand69%
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
+7.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$325K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.6%
$4,485/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
27.9 yr
Rental only
Income Breakdown
Adjust Forecast
Customize your projections
Nightly Rate (ADR)
$452/night
50% ($226)Brixfox estimate($452/night)200% ($904)
Occupancy
49%
10%Brixfox estimate(49%)100%
Short-Term Rental
Yearly income
$53,820
Airbnb data$452/night · 49% occupancy
Rental income
$452/night · 49% occ.
$80,635
Running costs (20%)
Utilities, cleaning, maintenance
-$16,127
Income tax (10%)
Indonesian rental income tax
-$8,064
Property tax
Annual property tax
-$2,625
Net income
3.6% ROI
$53,820
Long-Term Rental
Yearly income
$108,587
10 comps
Rental income
$16,021/mo
$153,804
Agency fee (10%)
Finder's fee per tenant
-$15,380
Vacancy (~8%)
1.5mo gap per tenancy
-$11,831
Income tax (10%)
Indonesian rental income tax
-$15,380
Property tax
Annual property tax
-$2,625
Net income
7.2% ROI
$108,587
Long-term rental earns more with lower risk and less effort.
Growth & Exit Strategy
How your investment grows over time
Freehold — 4%/yr appreciation in Bali.
Capital appreciation
Property value growing at +4%/yr based on Bali 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 21: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.8M
+22%
Rental Income
+$286K
Total Position
$2.1M
+41%
7.1%/yr
Year 10
Capital Value
$2.2M
+48%
Rental Income
+$617K
Total Position
$2.8M
+89%
6.6%/yr
Year 20
Capital Value
$3.3M
+119%
Rental Income
+$1.4M
Total Position
$4.7M
+216%
5.9%/yr
Year 30
Capital Value
$4.9M
+224%
Rental Income
+$2.6M
Total Position
$7.4M
+395%
5.5%/yr
Location
Bali
Ubud, Approximate area
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Airbnb Comp Analysis
No nearby Airbnb listings found
Villa Scorecard
Location
Good
Popular area with steady demand
Rental Yield
Average
3.6% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Strong
$452 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
2300 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership
Top Highlights
Premium nightly rate of $452 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 2300 m² land — room for expansion or amenities
Watch Out
Yield of 3.6% is near the market average — model your cashflow carefully
Occupancy at 49% — factor in seasonal gaps
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.
2.1%
$2,668/mo
40% occ.
2.9%
$3,630/mo
49% occ.
3.6%
$4,485/mo
current
59% occ.
4.4%
$5,447/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.