OFFPLAN 2 BEDROOM VILLA WITH JACUZZI ROOFTOP FOR SALE LEASEHOLD IN NYANG NYANG ULUWATU BE-1804

OFFPLAN 2 BEDROOM VILLA WITH JACUZZI ROOFTOP FOR SALE LEASEHOLD IN NYANG NYANG ULUWATU BE-1804

Bali, Bali

$270k

Price

15.6%

ROI

2

Bedrooms

78%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 125 m²
Build: 158 m²
Est. Revenue: $65k/yr
Avg Nightly Rate: $227

Investment Analysis

Located in the serene area of Nyang Nyang, with easy access to the beach and close proximity to vibrant cafés and restaurants, this three-level villa offers a perfect balance of modern luxury and tropical charm. Comes semi-furnished and thoughtfully designed, featuring a spacious living room, a bright dining area, and a state-of-the-art fully equipped kitchen that seamlessly integrates with the rest of the home. The second floor hosts two bedrooms with ensuite bathrooms, both of which open onto a shared balcony, offering stunning views of the surrounding lush greenery. In addition to its well-designed living spaces, the villa includes a small gym for added convenience. Outside, you’ll find a refreshing pool surrounded by a lounge bed and a dedicated lounge area, creating an ideal environment for relaxation. The private rooftop completes the villa, offering a BBQ area and jacuzzi. This villa presents an exceptional opportunity for both investment and a comfortable, stylish home. With its luxurious amenities and tranquil atmosphere, it’s the perfect place to experience the best of Bali living.

Bali Exception
Bali / Uluwatu - Nyang-Nyang

OFFPLAN 2 BEDROOM VILLA WITH JACUZZI ROOFTOP FOR SALE LEASEHOLD IN NYANG NYANG ULUWATU BE-1804

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
158 m²
Land Plot
125 m²
Tenure
Lease 28yr
Yield Curve Status

Grade B+ investment — short-term rental yields 16.6% 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
+16.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.3%
+$4K in 5yr (+1%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
16.6%
$3,727/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
6 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
6.0 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$227/night
50% ($114)Brixfox estimate($227/night)200% ($454)
Occupancy
78%
10%Brixfox estimate(78%)100%

Short-Term Rental

Yearly income
$44,720
Airbnb data$227/night · 78% occupancy
Rental income
$227/night · 78% occ.
$64,561
Running costs (20%)
Utilities, cleaning, maintenance
-$12,912
Income tax (10%)
Indonesian rental income tax
-$6,456
Property tax
Annual property tax
-$473
Net income
16.6% ROI
$44,720

Long-Term Rental

Yearly income
$28,494
6 comps
Rental income
$4,173/mo
$40,060
Agency fee (10%)
Finder's fee per tenant
-$4,006
Vacancy (~8%)
1.5mo gap per tenancy
-$3,082
Income tax (10%)
Indonesian rental income tax
-$4,006
Property tax
Annual property tax
-$473
Net income
10.6% ROI
$28,494

Short-term rental earns 1.6x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 28 years remaining.

$2.2M$1.7M$1.1M$552K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $270KPeak Capital Value: Yr 3 ($277K)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 6: 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
$274K
+1%
23 years remaining
Rental Income
+$237K
Total Position
$511K
+89%
13.6%/yr
Year 10
Capital Value
$238K
-12%
18 years remaining
Rental Income
+$513K
Total Position
$751K
+178%
10.8%/yr
Year 15
Capital Value
$153K
-43%
13 years remaining
Rental Income
+$832K
Total Position
$985K
+265%
9.0%/yr
Year 20
Capital Value
$71K
-74%
8 years remaining
Rental Income
+$1.2M
Total Position
$1.3M
+371%
8.1%/yr

Location

Bali

Uluwatu - Nyang-Nyang, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
16.6% annual return
Occupancy
Strong
78% average occupancy
Nightly Rate
Strong
$227 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
125 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
28 years remaining on lease

Top Highlights

Prime location in Uluwatu - Nyang-Nyang — high tourist traffic
High rental yield at 16.6% — outperforms most Bali villas
Strong occupancy at 78% — consistent booking demand

Watch Out

Compact plot at 125 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

58% occ.
12.3%
$2,760/mo
68% occ.
14.4%
$3,243/mo
78% occ.
16.6%
$3,727/mo
current
88% occ.
18.7%
$4,210/mo

Lease Timeline

28 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.