CONTEMPORARY LUXURY VILLA IN ULUWATU

CONTEMPORARY LUXURY VILLA IN ULUWATU

Bali, Bali

$318k

Price

9.7%

ROI

2

Bedrooms

53%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 200 m²
Build: 120 m²
Est. Revenue: $49k/yr
Avg Nightly Rate: $250

Investment Analysis

Located and tugged into a peaceful area of the famous Uluwatu, just a few minutes drive to all the best surf spot such as Bingin Beach, Padang Padang Beach and Uluwatu Beach. Here you will find all the attractive and nice cafes and restaurants in the area. This modern and contemporary brand new luxury villa is developed by an Italian and a French designer. The villa offers fantastic views of the lush environment via the floor-to-ceiling windows. This 2 story villa features 2 classy bedrooms with en-suite bathrooms, a closed style living and dining area with a lounge with wide double sliding doors that lead directly to the private green garden and perfect size swimming pool. Fully equipped western kitchen and a parking lot for a car and bikes. This is a fantastic opportunity for the buyer who wants to make a great investment very close to the hot spot of Uluwatu.

Propertia
Bali / Bingin
Commercial Zone

CONTEMPORARY LUXURY VILLA IN ULUWATU

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
120 m²
Land Plot
200 m²
Tenure
Lease 20yr
Yield Curve Status

Grade B investment — short-term rental yields 10.6% net return annually.

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The Investment

Brixfox Score56
GradeB
Brixfox Intelligence
56BStrong
Score Breakdown
ROI & Yield62%
Capital Growth59%
Risk Profile58%
Market Demand56%

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
+4.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-6.1%
-$97K in 5yr (-30%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.6%
$2,796/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
15 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
9.5 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$250/night
50% ($125)Brixfox estimate($250/night)200% ($500)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Yearly income
$33,548
Airbnb data$250/night · 53% occupancy
Rental income
$250/night · 53% occ.
$48,721
Running costs (20%)
Utilities, cleaning, maintenance
-$9,744
Income tax (10%)
Indonesian rental income tax
-$4,872
Property tax
Annual property tax
-$556
Net income
10.6% ROI
$33,548

Long-Term Rental

Yearly income
$31,497
7 comps
Rental income
$4,618/mo
$44,329
Agency fee (10%)
Finder's fee per tenant
-$4,433
Vacancy (~8%)
1.5mo gap per tenancy
-$3,410
Income tax (10%)
Indonesian rental income tax
-$4,433
Property tax
Annual property tax
-$556
Net income
9.9% ROI
$31,497

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

True all-in investment

What the headline asking price actually costs once mandatory taxes, fees, renovation, and furnishing are added. Yields rebased onto this number — closer to what you'll really earn against what you'll really pay.

Asking price$317,901
BPHTB (freehold transfer tax)$15,895
Notary & registration$1,800
Legal / due diligence$3,179
Total acquisition costs$20,874
Renovation (~$175/m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		$21,000
($12,000–$30,000)
Furnishing & STR launch
2bd × $3,500 base + appliances, electronics, outdoor, licence, photography, linens.		$20,100
All-in investment$379,875

Gross yield (asking)

15.3%

True gross yield (all-in)

12.8%

Bali estimates assume freehold (Hak Milik) acquisition via PT PMA. Leasehold (Hak Sewa) deals have lower transfer costs (~1% vs 5% BPHTB). Renovation rates calibrated to Bali contractor pricing. Working capital not included.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 20 years remaining.

$1.0M$778K$518K$259K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $318KPeak Capital Value: NowPaid 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 9: 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 5
Capital Value
$221K
-30%
15 years remaining
Rental Income
+$178K
Total Position
$399K
+26%
4.7%/yr
Year 10
Capital Value
$114K
-64%
10 years remaining
Rental Income
+$385K
Total Position
$499K
+57%
4.6%/yr
Year 15
Capital Value
$33K
-90%
5 years remaining
Rental Income
+$624K
Total Position
$657K
+107%
5.0%/yr
Leasehold Alert
With 20 years remaining, the property is approaching the illiquid zone. Consider your exit strategy within the next 5 years.

Location

Bali

Bingin, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
10.6% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Strong
$250 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Average
200 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Good
20 years remaining on lease

Top Highlights

High rental yield at 10.6% — outperforms most villas in this market
Premium nightly rate of $250 — positioned in the top tier
Commercial Zone verified — fully licensed for short-term rentals

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 53% — factor in seasonal gaps

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

33% occ.
6.5%
$1,732/mo
43% occ.
8.5%
$2,264/mo
53% occ.
10.6%
$2,796/mo
current
63% occ.
12.6%
$3,328/mo

Lease Timeline

20 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 5 years while the property is still easy to sell.

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.