Modern 2 Bedroom Villa for Sale in Bingin – Rooftop Terrace & Peaceful Green Surroundings - RF10246

Modern 2 Bedroom Villa for Sale in Bingin – Rooftop Terrace & Peaceful Green Surroundings - RF10246

Uluwatu, Bali

$443k

Price

5.4%

ROI

2

Bedrooms

37%

Occupancy

2 Bathrooms
Ownership: Leasehold
Land: 200 m²
Build: 190 m²
Est. Revenue: $35k/yr
Avg Nightly Rate: $261

Investment Analysis

Discover this modern 2-bedroom villa located in the sought-after area of Bingin, offering a perfect balance between contemporary design and relaxed tropical liv...

2-bedroom leasehold villa in Uluwatu — photo 1 of 5
Bali Home Immo
2-bedroom leasehold villa in Uluwatu — photo 2 of 5
2-bedroom leasehold villa in Uluwatu — photo 3 of 5
2-bedroom leasehold villa in Uluwatu — photo 4 of 5
2-bedroom leasehold villa in Uluwatu — photo 5 of 5

Modern 2 Bedroom Villa for Sale in Bingin – Rooftop Terrace & Peaceful Green Surroundings - RF10246

Uluwatu · Uluwatu · Ref BF-160327 Source verified · Bali Home Immo · listed 19 Jun 2026
Asking price · Leasehold
$442,800
View original listing
Ownership
Leasehold
Bedrooms
2
Bathrooms
2
Built area
190 m²
Land
200 m²
True net yield
2.5%
≈ $1,989/mo net after costs & tax
Cash yield while the lease runs — capital not recovered after 25 yrs
Lease-adjusted return
-1.5% / yr
over 25-yr lease, capital not recovered
Brixfox Score 54 · C+
25 yrs left on lease
Short lease — 25 yrs left. The 2.5% net yield is cash income while the lease runs; your capital is not recovered when it ends. Adjusted for the lease decay, the real return is about -1.5%/yr — unless you extend the lease.
Modelled from Airbnb listings we track across Uluwatu — live calendar data. Projections are estimates, not financial advice.

What nearby Airbnbs actually earn

Brixfox tracks the live availability calendars of Airbnb listings around this property. The rates and occupancy below are observed from real bookings — this is the data behind every yield figure on this page.

Location

Uluwatu

Uluwatu, Pin from agency listing

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Airbnb Comp Analysis

Finding Airbnb comps...

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

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Nightly Rate (ADR)
$261/night
50% ($130)Brixfox estimate($261/night)200% ($521)
Occupancy
37%
10%Brixfox estimate(37%)100%

Short-Term Rental

Yearly income
$23,862
Airbnb data$261/night · 37% occupancy
Rental income
$261/night · 37% occ.
$35,196
Running costs (20%)
Utilities, cleaning, maintenance
-$7,039
Income tax (10%)
Indonesian rental income tax
-$3,520
Property tax
Annual property tax
-$775
Net income
5.4% ROI
$23,862

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$442,800
Lease transfer & notarial admin (~1%)$4,428
Notary & registration$1,800
Legal / due diligence$4,428
Total acquisition costs$10,656
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$4,750
($0–$9,500)
Furnishing & STR launch
2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$35,700
All-in investment$493,906

Gross yield (asking)

7.9%

True gross yield (all-in)

7.1%

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 25 years remaining.

$1.0M$750K$500K$250K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $443KPeak Capital Value: NowPaid back
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 15: 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
$428K
-3%
20 years remaining
Rental Income
+$127K
Total Position
$554K
+25%
4.6%/yr
Year 10
Capital Value
$298K
-33%
15 years remaining
Rental Income
+$274K
Total Position
$571K
+29%
2.6%/yr
Year 15
Capital Value
$153K
-65%
10 years remaining
Rental Income
+$444K
Total Position
$597K
+35%
2.0%/yr
Year 20
Capital Value
$44K
-90%
5 years remaining
Rental Income
+$641K
Total Position
$686K
+55%
2.2%/yr

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Good
5.4% annual return
Occupancy
Weak
37% average occupancy
Nightly Rate
Strong
$261 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
200 m² land area
Zoning
Weak
Touristic (per agency) — verify in RTRW
Tenure
Good
25 years remaining on lease

Top Highlights

Prime location in Uluwatu — high tourist traffic
Premium nightly rate of $261 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Occupancy at 37% — factor in seasonal gaps
Compact plot at 200 m² — limited expansion potential

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

30% occ.
4.3%
$1,601/mo
40% occ.
5.8%
$2,156/mo
37% occ.
5.4%
$1,988/mo
current
47% occ.
6.9%
$2,544/mo

Lease Timeline

25 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.