5 BEDROOM VILLA WITH OCEAN VIEWS FOR SALE FREEHOLD IN ULUWATU BE-135

5 BEDROOM VILLA WITH OCEAN VIEWS FOR SALE FREEHOLD IN ULUWATU BE-135

Uluwatu, Bali

$1.6M

Price

2.8%

ROI

5

Bedrooms

39%

Occupancy

5 Bathrooms
Ownership: Freehold
Land: 1300 m²
Build: 450 m²
Est. Revenue: $66k/yr
Avg Nightly Rate: $469

Investment Analysis

This Villa BE-135 located in Balangan is for sale with Freehold ownership for EUR1,494,112, IDR25,440,069,961

Bali Exception
Uluwatu / Uluwatu

5 BEDROOM VILLA WITH OCEAN VIEWS FOR SALE FREEHOLD IN ULUWATU BE-135

Inventory
5 Beds
Bathrooms
5 Baths
Built Area
450 m²
Land Plot
1300 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 2.8% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score70
GradeB+
Brixfox Intelligence
70B+Strong
Score Breakdown
ROI & Yield77%
Capital Growth74%
Risk Profile72%
Market Demand70%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+9.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.8%
+$526K in 5yr (+34%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.8%
$3,631/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
35.7 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)
$469/night
50% ($234)Brixfox estimate($469/night)200% ($937)
Occupancy
39%
10%Brixfox estimate(39%)100%

Short-Term Rental

Yearly income
$43,575
Airbnb data$469/night · 39% occupancy
Rental income
$469/night · 39% occ.
$66,138
Running costs (20%)
Utilities, cleaning, maintenance
-$13,228
Income tax (10%)
Indonesian rental income tax
-$6,614
Property tax
Annual property tax
-$2,721
Net income
2.8% ROI
$43,575

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$1,555,017
BPHTB (freehold transfer tax)$77,751
Notary & registration$1,800
Legal / due diligence$15,550
Total acquisition costs$95,101
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$11,250
($0–$22,500)
Furnishing & STR launch
5bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$55,100
All-in investment$1,716,468

Gross yield (asking)

4.3%

True gross yield (all-in)

3.9%

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 — 6%/yr appreciation in Uluwatu.

$12.7M$9.5M$6.3M$3.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.6M
Capital appreciation
Property value growing at +6%/yr based on Uluwatu 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.
Paid back
Year 25: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.1M
+34%
Rental Income
+$231K
Total Position
$2.3M
+49%
8.3%/yr
Year 10
Capital Value
$2.8M
+79%
Rental Income
+$500K
Total Position
$3.3M
+111%
7.8%/yr
Year 20
Capital Value
$5.0M
+221%
Rental Income
+$1.2M
Total Position
$6.2M
+296%
7.1%/yr
Year 30
Capital Value
$8.9M
+474%
Rental Income
+$2.1M
Total Position
$11.0M
+608%
6.7%/yr

Location

Uluwatu

Uluwatu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Weak
2.8% annual return
Occupancy
Weak
39% average occupancy
Nightly Rate
Strong
$469 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
1300 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Prime location in Uluwatu — high tourist traffic
Premium nightly rate of $469 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Yield of 2.8% is below the market average — model your cashflow carefully
Occupancy at 39% — factor in seasonal gaps

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.
2.1%
$2,766/mo
40% occ.
2.9%
$3,763/mo
39% occ.
2.8%
$3,632/mo
current
49% occ.
3.6%
$4,629/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.