Propertia
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Propertia
Bali / Uluwatu
INDUSTRIAL CONTEMPORARY VILLA IN ULUWATU
Inventory
3 Beds
Bathrooms
3 Baths
Built Area
250 m²
Land Plot
340 m²
Tenure
Freehold
Yield Curve Status
Grade C+ investment — long-term rental yields 11.6% net return annually.
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The Investment
Brixfox Score52
GradeC+
Brixfox Intelligence
52C+Moderate
Score Breakdown
ROI & Yield57%
Capital Growth55%
Risk Profile54%
Market Demand52%
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
+8.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$92K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.5%
$1,600/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
22.2 yr
Rental only
Income Breakdown
Adjust Forecast
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Nightly Rate (ADR)
$121/night
50% ($60)Brixfox estimate($121/night)200% ($242)
Occupancy
65%
10%Brixfox estimate(65%)100%
Short-Term Rental
Yearly income
$19,205
Airbnb data$121/night · 65% occupancy
Rental income
$121/night · 65% occ.
$28,500
Running costs (20%)
Utilities, cleaning, maintenance
-$5,700
Income tax (10%)
Indonesian rental income tax
-$2,850
Property tax
Annual property tax
-$745
Net income
4.5% ROI
$19,205
Long-Term Rental
Yearly income
$49,531
7 comps
Rental income
$7,243/mo
$69,532
Agency fee (10%)
Finder's fee per tenant
-$6,953
Vacancy (~8%)
1.5mo gap per tenancy
-$5,349
Income tax (10%)
Indonesian rental income tax
-$6,953
Property tax
Annual property tax
-$745
Net income
11.6% ROI
$49,531
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 18: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$518K
+22%
Rental Income
+$102K
Total Position
$620K
+46%
7.8%/yr
Year 10
Capital Value
$630K
+48%
Rental Income
+$220K
Total Position
$851K
+100%
7.2%/yr
Year 20
Capital Value
$933K
+119%
Rental Income
+$516K
Total Position
$1.4M
+240%
6.3%/yr
Year 30
Capital Value
$1.4M
+224%
Rental Income
+$914K
Total Position
$2.3M
+439%
5.8%/yr
Location
Bali
Uluwatu, Approximate area
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Villa Scorecard
Location
Strong
Premium area with high rental demand
Rental Yield
Average
4.5% annual return
Occupancy
Good
65% average occupancy
Nightly Rate
Good
$121 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Good
340 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership
Top Highlights
Prime location in Uluwatu — high tourist traffic
Freehold ownership — maximum long-term security
Watch Out
Yield of 4.5% is near the market average — model your cashflow carefully
Visual appeal is below average — photos may not compete well on Airbnb listings
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
45% occ.
3.1%
$1,086/mo
55% occ.
3.8%
$1,343/mo
65% occ.
4.5%
$1,600/mo
current
75% occ.
5.2%
$1,858/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.