ELEGANT 3 BEDROOM VILLA FOR SALE LEASEHOLD IN UBUD BE-1133

ELEGANT 3 BEDROOM VILLA FOR SALE LEASEHOLD IN UBUD BE-1133

Ubud, Bali

$506k

Price

3.5%

ROI

3

Bedrooms

38%

Occupancy

3 Bathrooms
Ownership: Leasehold
Land: 470 m²
Build: 254 m²
Est. Revenue: $26k/yr
Avg Nightly Rate: $191

Investment Analysis

This Villa BE-1133 located in Gianyar is for sale with Leasehold ownership for EUR443,695, IDR8,496,223,226

Bali Exception
Ubud / Ubud

ELEGANT 3 BEDROOM VILLA FOR SALE LEASEHOLD IN UBUD BE-1133

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

Grade B investment — short-term rental yields 3.5% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score55
GradeB
Brixfox Intelligence
55BStrong
Score Breakdown
ROI & Yield61%
Capital Growth58%
Risk Profile57%
Market Demand55%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+4.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.9%
+$22K in 5yr (+4%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.5%
$1,457/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
29 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
28.9 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)
$191/night
50% ($96)Brixfox estimate($191/night)200% ($383)
Occupancy
38%
10%Brixfox estimate(38%)100%

Short-Term Rental

Yearly income
$17,482
Airbnb data$191/night · 38% occupancy
Rental income
$191/night · 38% occ.
$26,240
Running costs (20%)
Utilities, cleaning, maintenance
-$5,248
Income tax (10%)
Indonesian rental income tax
-$2,624
Property tax
Annual property tax
-$886
Net income
3.5% ROI
$17,482

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$506,032
BPHTB (freehold transfer tax)$25,302
Notary & registration$1,800
Legal / due diligence$5,060
Total acquisition costs$32,162
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$6,350
($0–$12,700)
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$42,900
All-in investment$587,444

Gross yield (asking)

5.2%

True gross yield (all-in)

4.5%

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.

$956K$717K$478K$239K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Purchase PriceIlliquid zoneUnsellableToday: $506KPeak Capital Value: Yr 5 ($528K)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 22: 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
$528K
+4%
25 years remaining
Rental Income
+$93K
Total Position
$621K
+23%
4.2%/yr
Year 10
Capital Value
$510K
+1%
20 years remaining
Rental Income
+$200K
Total Position
$710K
+40%
3.5%/yr
Year 15
Capital Value
$355K
-30%
15 years remaining
Rental Income
+$325K
Total Position
$680K
+34%
2.0%/yr
Year 20
Capital Value
$183K
-64%
10 years remaining
Rental Income
+$470K
Total Position
$653K
+29%
1.3%/yr

Location

Ubud

Ubud, Approximate area

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Villa Scorecard

Location
Good
Popular area with steady demand
Rental Yield
Average
3.5% annual return
Occupancy
Weak
38% average occupancy
Nightly Rate
Good
$191 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Good
470 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
30 years remaining on lease

Top Highlights

Stunning visuals with 9/10 instagrammability — commands premium nightly rates
30+ year lease — strong tenure runway

Watch Out

Yield of 3.5% is near the market average — model your cashflow carefully
Occupancy at 38% — 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.
2.7%
$1,149/mo
40% occ.
3.7%
$1,556/mo
38% occ.
3.5%
$1,457/mo
current
48% occ.
4.4%
$1,864/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.