READY NOW 3 BEDROOM VILLA FOR SALE LEASEHOLD IN ULUWATU BE-1887

READY NOW 3 BEDROOM VILLA FOR SALE LEASEHOLD IN ULUWATU BE-1887

Bali, Bali

$460k

Price

13.6%

ROI

3

Bedrooms

82%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 250 m²
Build: 150 m²
Est. Revenue: $96k/yr
Avg Nightly Rate: $318

Investment Analysis

Discover Your Dream Villa in Uluwatu Welcome to your dream villa in the serene locale of Uluwatu. Nestled in a tranquil area, this charming property is just a 6-minute drive from the stunning Bingin Beach, offering the perfect blend of peaceful living and easy access to vibrant cafes, restaurants, and beach activities.

Bali Exception
Bali / Bingin - Uluwatu

READY NOW 3 BEDROOM VILLA FOR SALE LEASEHOLD IN ULUWATU BE-1887

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
150 m²
Land Plot
250 m²
Tenure
Lease 23yr
Yield Curve Status

Grade B+ investment — short-term rental yields 14.4% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score66
GradeB+
Brixfox Intelligence
66B+Strong
Score Breakdown
ROI & Yield73%
Capital Growth69%
Risk Profile68%
Market Demand66%

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.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+11.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-2.6%
-$60K in 5yr (-13%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
14.4%
$5,506/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
7.0 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$318/night
50% ($159)Brixfox estimate($318/night)200% ($636)
Occupancy
82%
10%Brixfox estimate(82%)100%

Short-Term Rental

Yearly income
$66,074
Airbnb data$318/night · 82% occupancy
Rental income
$318/night · 82% occ.
$95,542
Running costs (20%)
Utilities, cleaning, maintenance
-$19,108
Income tax (10%)
Indonesian rental income tax
-$9,554
Property tax
Annual property tax
-$805
Net income
14.4% ROI
$66,074

Long-Term Rental

Yearly income
$38,969
7 comps
Rental income
$5,730/mo
$55,007
Agency fee (10%)
Finder's fee per tenant
-$5,501
Vacancy (~8%)
1.5mo gap per tenancy
-$4,231
Income tax (10%)
Indonesian rental income tax
-$5,501
Property tax
Annual property tax
-$805
Net income
8.5% ROI
$38,969

Short-term rental earns 1.7x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 23 years remaining.

$2.5M$1.8M$1.2M$616K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $460KPeak 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 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 5
Capital Value
$400K
-13%
18 years remaining
Rental Income
+$351K
Total Position
$751K
+63%
10.3%/yr
Year 10
Capital Value
$258K
-44%
13 years remaining
Rental Income
+$757K
Total Position
$1.0M
+121%
8.2%/yr
Year 15
Capital Value
$119K
-74%
8 years remaining
Rental Income
+$1.2M
Total Position
$1.3M
+193%
7.4%/yr
Year 20
Capital Value
$30K
-94%
3 years remaining
Rental Income
+$1.8M
Total Position
$1.8M
+292%
7.1%/yr

Location

Bali

Bingin - 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
Strong
14.4% annual return
Occupancy
Strong
82% average occupancy
Nightly Rate
Strong
$318 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Average
250 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
23 years remaining on lease

Top Highlights

Prime location in Bingin - Uluwatu — high tourist traffic
High rental yield at 14.4% — outperforms most Bali villas
Strong occupancy at 82% — consistent booking demand

Watch Out

Compact plot at 250 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

62% occ.
10.8%
$4,151/mo
72% occ.
12.6%
$4,829/mo
82% occ.
14.4%
$5,506/mo
current
92% occ.
16.1%
$6,184/mo

Lease Timeline

23 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 8 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.