WALKING DISTANCE TO BEACH 2/3 BEDROOM VILLA FOR SALE FREEHOLD IN ULUWATU BE-1279

WALKING DISTANCE TO BEACH 2/3 BEDROOM VILLA FOR SALE FREEHOLD IN ULUWATU BE-1279

Bali, Bali

$408k

Price

6.5%

ROI

2

Bedrooms

47%

Occupancy

2 Bathrooms
Ownership: freehold
Land: 115 m²
Build: 138 m²
Est. Revenue: $42k/yr
Avg Nightly Rate: $245

Investment Analysis

This stunning villa is nestled in the highly sought-after area of Uluwatu, just moments away from popular cafes, restaurants, and some of the most beautiful beaches, including 5 minutes walking distance from the famous Suluban Beach. Perched atop the Uluwatu cliff, the villa offers unparalleled 360-degree panoramic views of the majestic Indian Ocean, making every moment here breathtaking. Designed with a modern tropical aesthetic, this fully furnished villa showcases exceptional craftsmanship and high-quality furniture, ensuring both luxury and comfort. The villa features a spacious bedroom, bathroom, a cozy living room, a sleek kitchen, and a stylish dining area. The crown jewel of this property is its swimming pool , with freehold ownership, this villa is not only a dream home but also a prime investment opportunity in one of Bali’s most prestigious locations. Don’t miss out on securing a piece of paradise!

Bali Exception
Bali / Uluwatu

WALKING DISTANCE TO BEACH 2/3 BEDROOM VILLA FOR SALE FREEHOLD IN ULUWATU BE-1279

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
138 m²
Land Plot
115 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 7.1% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score71
GradeB+
Brixfox Intelligence
71B+Strong
Score Breakdown
ROI & Yield78%
Capital Growth75%
Risk Profile72%
Market Demand71%

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
+11.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$88K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.1%
$2,407/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
14.1 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$245/night
50% ($122)Brixfox estimate($245/night)200% ($489)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Yearly income
$28,882
Airbnb data$245/night · 47% occupancy
Rental income
$245/night · 47% occ.
$42,279
Running costs (20%)
Utilities, cleaning, maintenance
-$8,456
Income tax (10%)
Indonesian rental income tax
-$4,228
Property tax
Annual property tax
-$714
Net income
7.1% ROI
$28,882

Long-Term Rental

Yearly income
$25,143
7 comps
Rental income
$3,725/mo
$35,760
Agency fee (10%)
Finder's fee per tenant
-$3,576
Vacancy (~8%)
1.5mo gap per tenancy
-$2,751
Income tax (10%)
Indonesian rental income tax
-$3,576
Property tax
Annual property tax
-$714
Net income
6.2% ROI
$25,143

Short-term rental earns 1.1x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Bali.

$3.1M$2.3M$1.6M$775K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $408K
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 12: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$496K
+22%
Rental Income
+$153K
Total Position
$650K
+59%
9.8%/yr
Year 10
Capital Value
$604K
+48%
Rental Income
+$331K
Total Position
$935K
+129%
8.6%/yr
Year 20
Capital Value
$894K
+119%
Rental Income
+$776K
Total Position
$1.7M
+309%
7.3%/yr
Year 30
Capital Value
$1.3M
+224%
Rental Income
+$1.4M
Total Position
$2.7M
+561%
6.5%/yr

Location

Bali

Uluwatu, Approximate area

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Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Good
7.1% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Strong
$245 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
115 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Prime location in Uluwatu — high tourist traffic
Premium nightly rate of $245 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Occupancy at 47% — factor in seasonal gaps
Compact plot at 115 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

30% occ.
4.4%
$1,502/mo
40% occ.
6.0%
$2,023/mo
47% occ.
7.1%
$2,407/mo
current
57% occ.
8.6%
$2,927/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.