PRIME LOCATION OFFPLAN 3 BEDROOM VILLA FOR SALE LEASEHOLD IN ULUWATU BE-1281

PRIME LOCATION OFFPLAN 3 BEDROOM VILLA FOR SALE LEASEHOLD IN ULUWATU BE-1281

Bali, Bali

$292k

Price

12.9%

ROI

3

Bedrooms

74%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 148 m²
Build: 203 m²
Est. Revenue: $62k/yr
Avg Nightly Rate: $230

Investment Analysis

Discover this exclusive off-plan project of 5 villas in Uluwatu, each offering 150 sqm of living space on plots ranging from 148 to 172 sqm.Each villa features three bedrooms and three bathrooms, a private garden, a pool, and an optional rooftop terrace. The spacious bedrooms with exposed wooden beams and…

Bali Exception
Bali / Bingin - Uluwatu

PRIME LOCATION OFFPLAN 3 BEDROOM VILLA FOR SALE LEASEHOLD IN ULUWATU BE-1281

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
203 m²
Land Plot
148 m²
Tenure
Lease 30yr
Yield Curve Status

Grade B+ investment — short-term rental yields 14.7% net return annually.

Go to Source via Bali Exception

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
+15.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.9%
+$13K in 5yr (+4%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
14.7%
$3,588/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
6.8 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$230/night
50% ($115)Brixfox estimate($230/night)200% ($461)
Occupancy
74%
10%Brixfox estimate(74%)100%

Short-Term Rental

Yearly income
$43,054
Airbnb data$230/night · 74% occupancy
Rental income
$230/night · 74% occ.
$62,236
Running costs (20%)
Utilities, cleaning, maintenance
-$12,447
Income tax (10%)
Indonesian rental income tax
-$6,224
Property tax
Annual property tax
-$512
Net income
14.7% ROI
$43,054

Long-Term Rental

Yearly income
$35,489
6 comps
Rental income
$5,186/mo
$49,788
Agency fee (10%)
Finder's fee per tenant
-$4,979
Vacancy (~8%)
1.5mo gap per tenancy
-$3,830
Income tax (10%)
Indonesian rental income tax
-$4,979
Property tax
Annual property tax
-$512
Net income
12.1% ROI
$35,489

Short-term rental earns 1.2x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 30 years remaining.

$2.4M$1.8M$1.2M$589K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Purchase PriceIlliquid zoneUnsellableToday: $292KPeak Capital Value: Yr 5 ($305K)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 5Peak
Capital Value
$305K
+4%
25 years remaining
Rental Income
+$229K
Total Position
$534K
+83%
12.8%/yr
Year 10
Capital Value
$295K
+1%
20 years remaining
Rental Income
+$494K
Total Position
$788K
+170%
10.4%/yr
Year 15
Capital Value
$205K
-30%
15 years remaining
Rental Income
+$801K
Total Position
$1.0M
+244%
8.6%/yr
Year 20
Capital Value
$106K
-64%
10 years remaining
Rental Income
+$1.2M
Total Position
$1.3M
+332%
7.6%/yr

Location

Bali

Bingin - Uluwatu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
14.7% annual return
Occupancy
Good
74% average occupancy
Nightly Rate
Strong
$230 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
148 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
30 years remaining on lease

Top Highlights

Prime location in Bingin - Uluwatu — high tourist traffic
High rental yield at 14.7% — outperforms most Bali villas
Premium nightly rate of $230 — positioned in the top tier

Watch Out

Compact plot at 148 m² — limited expansion potential
STR zoning not confirmed — verify 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

54% occ.
10.7%
$2,607/mo
64% occ.
12.7%
$3,097/mo
74% occ.
14.7%
$3,588/mo
current
84% occ.
16.7%
$4,078/mo

Lease Timeline

30 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.