OFFPLAN 3 BEDROOM VILLA FOR SALE LEASEHOLD IN UNGASAN BE-1883

OFFPLAN 3 BEDROOM VILLA FOR SALE LEASEHOLD IN UNGASAN BE-1883

Uluwatu, Bali

$259k

Price

12.5%

ROI

3

Bedrooms

45%

Occupancy

3 Bathrooms
Ownership: Leasehold
Land: 227 m²
Build: 161 m²
Est. Revenue: $47k/yr
Avg Nightly Rate: $285

Investment Analysis

This Villa BE-1883 located in Uluwatu is for sale with Leasehold ownership for EUR248,856, IDR4,237,238,641

Bali Exception
Uluwatu / Uluwatu

OFFPLAN 3 BEDROOM VILLA FOR SALE LEASEHOLD IN UNGASAN BE-1883

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
161 m²
Land Plot
227 m²
Tenure
Lease 30yr
Yield Curve Status

Grade B+ investment — short-term rental yields 12.5% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score73
GradeB+
Brixfox Intelligence
73B+Strong
Score Breakdown
ROI & Yield80%
Capital Growth77%
Risk Profile74%
Market Demand73%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+13.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.9%
+$11K in 5yr (+4%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
12.5%
$2,701/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
8.0 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)
$285/night
50% ($143)Brixfox estimate($285/night)200% ($570)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$32,410
Airbnb data$285/night · 45% occupancy
Rental income
$285/night · 45% occ.
$46,947
Running costs (20%)
Utilities, cleaning, maintenance
-$9,389
Income tax (10%)
Indonesian rental income tax
-$4,695
Property tax
Annual property tax
-$453
Net income
12.5% ROI
$32,410

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$259,000
BPHTB (freehold transfer tax)$12,950
Notary & registration$1,800
Legal / due diligence$2,590
Total acquisition costs$17,340
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$4,025
($0–$8,050)
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$40,700
All-in investment$321,065

Gross yield (asking)

18.1%

True gross yield (all-in)

14.6%

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 30 years remaining.

$1.8M$1.3M$887K$443K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Purchase PriceIlliquid zoneUnsellableToday: $259KPeak Capital Value: Yr 5 ($270K)Paid 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 8: 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 5Peak
Capital Value
$270K
+4%
25 years remaining
Rental Income
+$172K
Total Position
$442K
+71%
11.3%/yr
Year 10
Capital Value
$261K
+1%
20 years remaining
Rental Income
+$372K
Total Position
$633K
+144%
9.3%/yr
Year 15
Capital Value
$182K
-30%
15 years remaining
Rental Income
+$603K
Total Position
$784K
+203%
7.7%/yr
Year 20
Capital Value
$94K
-64%
10 years remaining
Rental Income
+$871K
Total Position
$964K
+272%
6.8%/yr

Location

Uluwatu

Uluwatu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
12.5% annual return
Occupancy
Average
45% average occupancy
Nightly Rate
Strong
$285 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
227 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
30 years remaining on lease

Top Highlights

Prime location in Uluwatu — high tourist traffic
High rental yield at 12.5% — outperforms most villas in this market
Premium nightly rate of $285 — positioned in the top tier

Watch Out

Occupancy at 45% — factor in seasonal gaps
Compact plot at 227 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.
8.3%
$1,783/mo
40% occ.
11.1%
$2,390/mo
45% occ.
12.5%
$2,701/mo
current
55% occ.
15.3%
$3,307/mo

Lease Timeline

30 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.