OFFPLAN 1 BEDROOM VILLA FOR SALE LEASEHOLD IN ULUWATU BE-2609

OFFPLAN 1 BEDROOM VILLA FOR SALE LEASEHOLD IN ULUWATU BE-2609

Uluwatu, Bali

$288k

Price

3.8%

ROI

1

Bedrooms

42%

Occupancy

1 Bathrooms
Ownership: Leasehold
Land: 144 m²
Build: 108 m²
Est. Revenue: $16k/yr
Avg Nightly Rate: $106

Investment Analysis

This Villa BE-2609 located in Uluwatu is for sale with Leasehold ownership for EUR264,178, IDR5,142,000,000

Bali Exception
Uluwatu / Uluwatu

OFFPLAN 1 BEDROOM VILLA FOR SALE LEASEHOLD IN ULUWATU BE-2609

Inventory
1 Beds
Bathrooms
1 Baths
Built Area
108 m²
Land Plot
144 m²
Tenure
Lease 29yr
Yield Curve Status

Grade B investment — short-term rental yields 3.8% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score65
GradeB
Brixfox Intelligence
65BStrong
Score Breakdown
ROI & Yield72%
Capital Growth68%
Risk Profile67%
Market Demand65%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+4.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.6%
+$8K in 5yr (+3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.8%
$906/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
28 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
26.5 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)
$106/night
50% ($53)Brixfox estimate($106/night)200% ($211)
Occupancy
42%
10%Brixfox estimate(42%)100%

Short-Term Rental

Yearly income
$10,868
Airbnb data$106/night · 42% occupancy
Rental income
$106/night · 42% occ.
$16,245
Running costs (20%)
Utilities, cleaning, maintenance
-$3,249
Income tax (10%)
Indonesian rental income tax
-$1,625
Property tax
Annual property tax
-$504
Net income
3.8% ROI
$10,868

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$287,902
BPHTB (freehold transfer tax)$14,395
Notary & registration$1,800
Legal / due diligence$2,879
Total acquisition costs$19,074
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$2,700
($0–$5,400)
Furnishing & STR launch
1bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$28,500
All-in investment$338,176

Gross yield (asking)

5.6%

True gross yield (all-in)

4.8%

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 29 years remaining.

$565K$424K$283K$141K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $288KPeak Capital Value: Yr 4 ($298K)Paid 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 20: 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
$296K
+3%
24 years remaining
Rental Income
+$58K
Total Position
$354K
+23%
4.2%/yr
Year 10
Capital Value
$272K
-5%
19 years remaining
Rental Income
+$125K
Total Position
$397K
+38%
3.3%/yr
Year 15
Capital Value
$183K
-36%
14 years remaining
Rental Income
+$202K
Total Position
$385K
+34%
2.0%/yr
Year 20
Capital Value
$90K
-69%
9 years remaining
Rental Income
+$292K
Total Position
$382K
+33%
1.4%/yr

Location

Uluwatu

Uluwatu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Average
3.8% annual return
Occupancy
Weak
42% average occupancy
Nightly Rate
Average
$106 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
144 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
29 years remaining on lease

Top Highlights

Prime location in Uluwatu — high tourist traffic
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
29+ year lease — strong tenure runway

Watch Out

Yield of 3.8% is near the market average — model your cashflow carefully
Occupancy at 42% — 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.
2.6%
$632/mo
40% occ.
3.6%
$857/mo
42% occ.
3.8%
$906/mo
current
52% occ.
4.7%
$1,130/mo

Lease Timeline

29 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.