Luxury 2-Bedroom Villa for Lease in Bingin Uluwatu High Yield Investment with Prime Location

Luxury 2-Bedroom Villa for Lease in Bingin Uluwatu High Yield Investment with Prime Location

Uluwatu, Bali

$359k

Price

2

Bedrooms

75%

Occupancy

Ownership: Leasehold
Land: 230 m²
Build: 203 m²
Est. Revenue: $74k/yr
Avg Nightly Rate: $269

Cost to reproduce & long-term let

Asking price 35% above cost to reproduce — reproducing it would cost about $266k

Long-term rental alternative: ~$28k/yr gross rent

Short-term letting is projected to out-earn a long-term let.

How it compares in Uluwatu

  • Expected occupancy of 75% compares with a 71% median across 856 tracked Uluwatu villas.
  • Its expected nightly rate of $269 sits above the Uluwatu median of $208.
  • Brixfox ranks its projected net yield in the top half of the 854 live Uluwatu listings it tracks.
How Brixfox computes these figures

Investment Analysis

Experience modern island living with this 2-bedroom villa for lease in Bingin Uluwatu, Bali, a beautifully crafted retreat designed for comfort, relaxation,

Price
$359,000
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Luxury 2-Bedroom Villa for Lease in Bingin Uluwatu High Yield Investment with Prime Location

Uluwatu · Ref BF-172746Source · Balitecture · listed 19 Jun 2026
Asking price · Leasehold
$359,000
Net yield
8.8%
Fully managed · Non-resident tax
Cash yield while the lease runs — capital not recovered after 33 yrs
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AI photo analysis vs the comp set · Route-based net yields (all structures) · Bid ladder & negotiation anchors · Due-diligence plan & red flags

Ownership
Leasehold
Bedrooms
2
Built area
203 m²
Land
230 m²
Brixfox Score 97 · A+· top 10% Leasehold · 33 yrs leftFinancial analysis ↓
Financials

What it earns, what it costs to own, and the net yield

Financial analysis
· Brixfox Standard · Non-resident · Fully managed
Leasehold · 33 yrs remaining
Fully managed is the Brixfox Standard shown on every card: a full-service manager's commission, charged on top of the Airbnb/Booking channel fees (not the cleaning cost — changeovers are funded by guest cleaning fees; you bear the residual). Self-managed drops the commission; the channel fees stay, because the platform is paid whoever manages, and you pay staff/local operations, a higher cleaning residual and your own time directly. Both scenarios divide the SAME gross revenue — the toggle changes the cost stack, not the revenue. That revenue is observed from actively-operated comps, so self-managed assumes you match their performance.Both scenarios share the same projected revenue — the toggle changes who runs the property and what that costs, not what it earns.
Net yieldNet operating income ÷ all-in investment. After local operating taxes; before home-country personal tax and financing costs. Modelled from observed market performance of comparable Airbnb listings.
8.8%
$32,469 net operating income /yr
Gross yield · all-in basis
19.8%
−11.0 pts in operating costs & local taxes
After lease amortisation:5.8%A leasehold expires; we amortise your all-in investment straight-line over the remaining term. This is the honest return on a wasting asset — most tools ignore it.Rent repays your investment in 11.4 of 33 yrs
Before tax in your home country and financing costs. Estimates, not financial advice.
Modelled from Airbnb listings we track across Uluwatu — live calendar data.

Found on Airbnb

This exact villa, photo-verified at 100% confidence — its own track record, not a comp estimate

Verified

Its name, link and guest reviews are Pro evidence

93%booked
4.9rating
42reviews
$275per night

Pro evidence

Calendar-tracked performance

We track this exact listing's availability calendar daily. Over the recent 3-month window it was booked 93% of nights, and it advertises $280/night. Based on partial calendar coverage. The occupancy is measured. The nightly rate is what the host asks — Airbnb does not publish what a night actually sold for, so no source anywhere has the earned rate. The projections below are built from this listing's own window rather than the area median, which is why they can sit well above comparable properties nearby.

Revenue assumptions

Derived from the comparable Airbnb listings below. The headline ADR is the expected BOOKED rate — nearby asking prices corrected by our measured, market-calibrated asking-to-booked factor. Occupancy is calibrated against tracked reference homes nearby. Comp cards below show raw asking prices.
Expected ADR
$269
Expected booked rate (market-calibrated)
Expected occupancy
75%
Full-year estimate, market-calibrated
Projected annual revenue
$73,548
ADR × occupancy × 365
Seasonal occupancy pattern
Peak Jul +25% · Low Feb -15%
J
F
M
A
M
J
J
A
S
O
N
D
Modelled monthly index (relative to the annual average) — replaced by measured per-market indices as calendar history matures.

Investment basis

The true all-in acquisition cost — asking price plus purchase costs, renovation and furnishing. Every yield on this page is computed against this total, not the asking price.
Adjust the figures to your deal — yields recalculate live.
Purchase price· asking · leasehold
$
Acquisition costs· 1.4% of price, auto-calculated
$4,985
PPAT notary (lease deed)$3,590
Legal due diligence$1,395
Buyer-side agent fee· paid by the seller$0
Lease tax· customarily the lessor’s; confirm in the lease$0
Renovation budget· no measured Bali basis — enter your own quote
$
Furniture & STR launch
$
All-in investment
$371,165
+3.4% over asking
Fully managed scenarioSwitch the scenario with the toggle at the top of the financial analysis — it drives every figure in this section. Gross revenue is identical in both scenarios (the comps' observed performance); the Villa Scorecard and risk panels elsewhere on the page always quote the fully-managed Brixfox Standard.
Gross annual revenue
$73,548
Rental management
−$14,710
Booking channel fees
−$3,677
Utilities
−$3,677
Cleaning & laundry
−$3,677
Maintenance & repairs
−$3,677
Insurance
−$2,206
Guest supplies & consumables
−$1,471
Property tax (PBB)
−$628
PPh 4(2) final tax on rent
−$7,355
Net operating income
$32,469/yr
Net yield on all-in investment
8.8%

Income tax is PPh 4(2), Indonesia's final tax on rent, at 10% of gross. The regional hotel tax (PBJT, formerly PB1/PHR) is not charged: whether it applies depends on how the villa is licensed and let, so confirm it with your notary. Financing is not modelled.

Leasehold economics
A leasehold expires — your capital is not returned at the end of the term. We write the all-in investment off straight-line over the remaining years and show the return after that annual cost. Most tools ignore this.
Lease amortisation · all-in ÷ 33 yrs remaining−$11,247/yr
Net yield after lease amortisation5.8%
Payback vs remaining term11.4 yrs of 33 yrs

Cost to reproduce & the long-term-let alternative

What it would cost to reproduce this villa, and what a yearly tenant would pay
Asking price 35% above cost to reproducecost ≈ $266kLow confidence
Long-term rental alternative: ~$28k/yr gross rent4.5% net yieldMedium confidence

Short-term letting projected to outperform long-term by 4.3 points.

Want this analysis as a 7-page underwriting report?

AI photo analysis vs the comp set · Route-based net yields (all structures) · Bid ladder & negotiation anchors · Due-diligence plan & red flags

Evidence

Where it sits, and who confirms it

Comp table: Market evidence ↑ in Financials

Location

Agency pin · unverified

Uluwatu

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Verdict

Score, and what could go wrong

Same net-yield basis as the financial analysis

Brixfox Score

97A
LocationStrong
Premium area with high rental demand
Rental YieldStrong
8.8% net yield on all-in cost
OccupancyGood
75% average occupancy
Nightly RateStrong
$269 per night
Visual AppealStrong
9/10 visual appeal
Size & SpaceAverage
230 m² land area
ZoningStrong
Zoned for short-term rentals
TenureStrong
33 years remaining on lease
Prime location in Uluwatu — high tourist traffic
Strong net yield at 8.8% (fully managed, on all-in cost) — outperforms most villas in this market
Premium nightly rate of $269 — positioned in the top tier
Compact plot at 230 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.

Risk & what-if

ScenarioOccupancyNet income /yrNet yield
-20 pts occupancy55%$23,6436.4%
-10 pts occupancy65%$28,0567.6%
Expected75%$32,4698.8%
+10 pts occupancy85%$36,8829.9%

Brixfox Standard · Non-resident · Fully managed · net yield on all-in cost

Lease runway33 yearsSafe zoneLiquid on resale; banks still do not finance leaseholds — plan for cash.
Payback7.1 yearsfrom net rent at the expected case
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Villa Underwriting Report

7-page PDF · one-time purchase · this property

  • AI photo analysis vs the comp set
  • Route-based net yields (all structures)
  • Bid ladder & negotiation anchors
  • Due-diligence plan & red flags
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Source · Balitecture

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Modelled from live Airbnb calendar data around this property · operating costs per line, editable in the P&L · estimates, not financial advice.Data sources & methodology ›

ROI calculations use verified Brixfox Intelligence rental data. Operating costs are modelled per line — Airbnb/Booking channel fees whoever manages, then either a full-service management commission or the staff/local operations a self-managing owner buys back, cleaning residual, utilities & insurance, local taxes — with every rate editable in the Financial analysis P&L above. Gross revenue is identical in both management scenarios. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Bali may impact actual yields.