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Short Distance to the Beach 2 Bedroom Villa for Sale Leasehold in Nunggalan Be-3025

Short Distance to the Beach 2 Bedroom Villa for Sale Leasehold in Nunggalan Be-3025

Uluwatu, Bali

$120k

Price

2

Bedrooms

36%

Occupancy

2 Bathrooms
Ownership: Leasehold
Land: 61 m²
Build: 75 m²
Est. Revenue: $41k/yr
Avg Nightly Rate: $243

Investment Analysis

This modern 2-bedroom mezzanine villa features an ensuite bathroom and comes semi furnished. The thoughtfully designed interior includes a comfortable living area, dining space, and a kitchen, creating a functional yet stylish living environment. Expansive windows allow plenty of natural light to flow throughout, enhancing the open and airy feel of the home. Outside, enjoy your private swimming pool, a cozy outdoor space perfect for relaxing and enjoying Bali's tropical climate. With limited units available, this villa presents a rare opportunity to secure a promising investment in one of Bali's most promising locations.

2-bedroom leasehold villa in Uluwatu — photo 1 of 5
Bali Exception
2-bedroom leasehold villa in Uluwatu — photo 2 of 5
2-bedroom leasehold villa in Uluwatu — photo 3 of 5
2-bedroom leasehold villa in Uluwatu — photo 4 of 5
2-bedroom leasehold villa in Uluwatu — photo 5 of 5

Short Distance to the Beach 2 Bedroom Villa for Sale Leasehold in Nunggalan Be-3025

Uluwatu · Uluwatu · Ref BF-1942 Source verified · Bali Exception · listed 18 May 2026
Asking price · Leasehold
$120,341
View original listing
Ownership
Leasehold
Bedrooms
2
Bathrooms
2
Built area
75 m²
Land
61 m²
True net yield
11.7%
Cash yield while the lease runs — capital not recovered after 24 yrs
Lease-adjusted return
7.5% / yr
over 24-yr lease, capital not recovered
Brixfox Score 67 · B+
24 yrs left on lease
Modelled from Airbnb listings we track across Uluwatu — live calendar data. Projections are estimates, not financial advice.

What nearby Airbnbs actually earn

Brixfox tracks the live availability calendars of Airbnb listings around this property. The rates and occupancy below are observed from real bookings — this is the data behind every yield figure on this page.

Location

Uluwatu

Uluwatu, Pin from agency listing

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Airbnb Comp Analysis

Finding Airbnb comps...

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)
$243/night
50% ($121)Brixfox estimate($243/night)200% ($485)
Occupancy
36%
10%Brixfox estimate(36%)100%

Short-Term Rental

Yearly income
$28,469
Airbnb data$243/night · 36% occupancy
Rental income
$243/night · 36% occ.
$40,971
Running costs (20%)
Utilities, cleaning, maintenance
-$8,194
Income tax (10%)
Indonesian rental income tax
-$4,097
Property tax
Annual property tax
-$211
Net income
23.7% ROI
$28,469

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$120,341
Lease transfer & notarial admin (~1%)$1,203
Notary & registration$1,800
Legal / due diligence$1,500
Total acquisition costs$4,503
Renovation (~$130/m², from finish level)
Estimated from finish level — mid-range usually needs light refresh.		$9,750
($6,000–$13,500)
Furnishing & STR launch
2bd × $3,500 base + appliances, electronics, outdoor, licence, photography, linens.		$22,300
All-in investment$156,894

Gross yield (asking)

34.0%

True gross yield (all-in)

26.1%

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 24 years remaining.

$1.1M$845K$564K$282K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $120KPeak Capital Value: NowPaid 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 5: 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
$111K
-8%
19 years remaining
Rental Income
+$151K
Total Position
$262K
+118%
16.8%/yr
Year 10
Capital Value
$74K
-38%
14 years remaining
Rental Income
+$326K
Total Position
$401K
+233%
12.8%/yr
Year 15
Capital Value
$37K
-70%
9 years remaining
Rental Income
+$529K
Total Position
$566K
+370%
10.9%/yr
Year 20
Capital Value
$10K
-92%
4 years remaining
Rental Income
+$765K
Total Position
$775K
+544%
9.8%/yr
Turnkey Management

Your property, professionally managed

Buying from abroad? You won't lift a finger. A vetted local management partner is already connected to this listing — ready to run it as a short-stay rental from day one, so the Managed projections above are something you can actually rely on.

Vetted by Brixfox 6+ yrs operating 60+ properties managed ~2h guest response

Uluwatu Villa Care

Vetted

Bukit-peninsula clifftop & beach villa specialists

22%
Management fee
of rental revenue — already in your Managed figures

Boutique operator focused on the Bukit. Premium guest experience, transparent monthly reporting, and on-call maintenance for remote owners.

What the fee covers

  • Listing setup & optimisation (Airbnb, Booking.com, VRBO)
  • Dynamic pricing & revenue management
  • 24/7 multilingual guest communication
  • Guided check-in / check-out & key handling
  • Professional cleaning, laundry & restocking
  • Maintenance & repairs coordination
  • Monthly owner statements & payouts
  • Guest screening & damage protection
  • Pool & garden upkeep
  • Pondok wisata / STR licensing assistance
Visit Uluwatu Villa Care

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
23.7% annual return
Occupancy
Weak
36% average occupancy
Nightly Rate
Strong
$243 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
61 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
24 years remaining on lease

Top Highlights

Prime location in Uluwatu — high tourist traffic
High rental yield at 23.7% — outperforms most villas in this market
Premium nightly rate of $243 — positioned in the top tier

Watch Out

Occupancy at 36% — factor in seasonal gaps
Compact plot at 61 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.
15.3%
$1,532/mo
40% occ.
20.4%
$2,048/mo
36% occ.
18.6%
$1,865/mo
current
46% occ.
23.7%
$2,381/mo

Lease Timeline

24 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 9 years while the property is still easy to sell.

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.