Propertia
Bali / Uluwatu
Long Lease

3-Bedroom Boutique Tropical Villa with Oceanviews in Uluwatu

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
323 m²
Land Plot
220 m²
Tenure
Lease 39yr
Yield Curve Status

Grade C+ — 4%/yr capital appreciation in Bali.

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The Investment

Brixfox Score51
GradeC+
Brixfox Intelligence
51C+Moderate
Score Breakdown
ROI & Yield56%
Capital Growth54%
Risk Profile53%
Market Demand51%

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
+3.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.2%
+$1200.9M in 5yr (+16%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
-0.2%
$-1,097,832/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
30+ yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
—
Rental only

Income Breakdown

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Nightly Rate (ADR)
$178/night
50% ($89)Brixfox estimate($178/night)200% ($357)
Occupancy
74%
10%Brixfox estimate(74%)100%

Short-Term Rental

Yearly income
$-13,173,986
Airbnb data$178/night · 74% occupancy
Rental income
$178/night · 74% occ.
$30,020
Running costs (20%)
Utilities, cleaning, maintenance
-$6,004
Income tax (10%)
Indonesian rental income tax
-$3,002
Property tax
Annual property tax
-$13,195,000
Net income
-0.2% ROI
$-13,173,986

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

Growth & Exit Strategy

How your investment grows over time

Leasehold with 39 years remaining.

$11804.1M$8853.1M$5902.0M$2951.0M$0Yr 0Yr 10Yr 20Yr 30Purchase PriceIlliquid zoneUnsellableToday: $7540.0MPeak Capital Value: Yr 14 ($10264.4M)
Leasehold value decline
Resale value of your property as the lease shortens. Drops steeply in the final years.
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
$8740.9M
+16%
34 years remaining
Year 10
Capital Value
$9930.5M
+32%
29 years remaining
Year 15
Capital Value
$10220.0M
+36%
24 years remaining
Year 20
Capital Value
$9396.5M
+25%
19 years remaining

Location

Bali

Uluwatu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Weak
-0.2% annual return
Occupancy
Good
74% average occupancy
Nightly Rate
Good
$178 per night
Size & Space
Average
220 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
39 years remaining on lease

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Risks & What-If

What if occupancy changes?

Owner Managed scenario

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Lease Timeline

39 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.