One Bedroom Condos in the heart of Uluwatu

One Bedroom Condos in the heart of Uluwatu

Bali, Bali

$445k

Price

0.7%

ROI

1

Bedrooms

37%

Occupancy

1 Bathrooms
Ownership: freehold
Build: 69 m²
Est. Revenue: $7k/yr
Avg Nightly Rate: $49

Investment Analysis

Nestled in the heart of Uluwatu , this property invites you to experience unparalleled living . Our condos redefine the art of boutique accomodation with just 8 units , each thoughtfully designed to strike a harmonious balance between modern comfort , sophistication and elegance .

Kibarer
Bali / Uluwatu

One Bedroom Condos in the heart of Uluwatu

Inventory
1 Beds
Bathrooms
1 Baths
Built Area
69 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 0.9% net return annually.

Go to Source via Kibarer

The Investment

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

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+5.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$96K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
0.9%
$315/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
16 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)
$49/night
50% ($24)Brixfox estimate($49/night)200% ($97)
Occupancy
37%
10%Brixfox estimate(37%)100%

Short-Term Rental

Yearly income
$3,786
Airbnb data$49/night · 37% occupancy
Rental income
$49/night · 37% occ.
$6,521
Running costs (20%)
Utilities, cleaning, maintenance
-$1,304
Income tax (10%)
Indonesian rental income tax
-$652
Property tax
Annual property tax
-$779
Net income
0.9% ROI
$3,786

Long-Term Rental

Yearly income
$3,294
31 comps
Rental income
$587/mo
$5,632
Agency fee (10%)
Finder's fee per tenant
-$563
Vacancy (~8%)
1.5mo gap per tenancy
-$433
Income tax (10%)
Indonesian rental income tax
-$563
Property tax
Annual property tax
-$779
Net income
0.7% ROI
$3,294

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$445,000
BPHTB (freehold transfer tax)$22,250
Notary & registration$1,800
Legal / due diligence$4,450
Total acquisition costs$28,500
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$1,725
($0–$3,450)
Furnishing & STR launch
1bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$28,500
All-in investment$503,725

Gross yield (asking)

1.5%

True gross yield (all-in)

1.3%

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

Freehold — 4%/yr appreciation in Bali.

$1.9M$1.4M$933K$467K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $445K
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.
2x return
Year 16: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$541K
+22%
Rental Income
+$20K
Total Position
$562K
+26%
4.8%/yr
Year 10
Capital Value
$659K
+48%
Rental Income
+$43K
Total Position
$702K
+58%
4.7%/yr
Year 20
Capital Value
$975K
+119%
Rental Income
+$102K
Total Position
$1.1M
+142%
4.5%/yr
Year 30
Capital Value
$1.4M
+224%
Rental Income
+$180K
Total Position
$1.6M
+265%
4.4%/yr

Location

Bali

Uluwatu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Weak
0.9% annual return
Occupancy
Weak
37% average occupancy
Nightly Rate
Weak
$49 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Prime location in Uluwatu — high tourist traffic
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Yield of 0.9% is below the market average — model your cashflow carefully
Occupancy at 37% — 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

30% occ.
0.7%
$245/mo
40% occ.
0.9%
$349/mo
37% occ.
0.9%
$315/mo
current
47% occ.
1.1%
$419/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.