OFFPLAN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN UNGASAN BE-2540

OFFPLAN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN UNGASAN BE-2540

Uluwatu, Bali

$117k

Price

17.7%

ROI

2

Bedrooms

51%

Occupancy

2 Bathrooms
Ownership: Leasehold
Land: 122 m²
Build: 90 m²
Est. Revenue: $30k/yr
Avg Nightly Rate: $161

Investment Analysis

This Villa BE-2540 located in Uluwatu is for sale with Leasehold ownership for EUR108,869, IDR2,093,990,000

Bali Exception
Uluwatu / Uluwatu

OFFPLAN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN UNGASAN BE-2540

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
90 m²
Land Plot
122 m²
Tenure
Lease 25yr
Yield Curve Status

Grade A investment — short-term rental yields 17.7% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score79
GradeA
Brixfox Intelligence
79AExcellent
Score Breakdown
ROI & Yield87%
Capital Growth83%
Risk Profile80%
Market Demand79%

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
+17.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.7%
-$4K in 5yr (-3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
17.7%
$1,726/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
5.7 yr
Rental only

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)
$161/night
50% ($80)Brixfox estimate($161/night)200% ($321)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Yearly income
$20,714
Airbnb data$161/night · 51% occupancy
Rental income
$161/night · 51% occ.
$29,885
Running costs (20%)
Utilities, cleaning, maintenance
-$5,977
Income tax (10%)
Indonesian rental income tax
-$2,989
Property tax
Annual property tax
-$205
Net income
17.7% ROI
$20,714

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

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$117,305
BPHTB (freehold transfer tax)$5,865
Notary & registration$1,800
Legal / due diligence$1,500
Total acquisition costs$9,165
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$2,250
($0–$4,500)
Furnishing & STR launch
2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$35,700
All-in investment$164,420

Gross yield (asking)

25.5%

True gross yield (all-in)

18.2%

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.

$869K$651K$434K$217K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $117KPeak 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 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
$113K
-3%
20 years remaining
Rental Income
+$110K
Total Position
$223K
+90%
13.7%/yr
Year 10
Capital Value
$79K
-33%
15 years remaining
Rental Income
+$237K
Total Position
$316K
+170%
10.4%/yr
Year 15
Capital Value
$41K
-65%
10 years remaining
Rental Income
+$385K
Total Position
$426K
+263%
9.0%/yr
Year 20
Capital Value
$12K
-90%
5 years remaining
Rental Income
+$557K
Total Position
$568K
+385%
8.2%/yr

Location

Uluwatu

Uluwatu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
17.7% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Good
$161 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
122 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
25 years remaining on lease

Top Highlights

Prime location in Uluwatu — high tourist traffic
High rental yield at 17.7% — outperforms most villas in this market
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Occupancy at 51% — factor in seasonal gaps
Compact plot at 122 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

31% occ.
10.7%
$1,042/mo
41% occ.
14.2%
$1,384/mo
51% occ.
17.7%
$1,726/mo
current
61% occ.
21.2%
$2,068/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.