Central Retreat With Jungle View for Sale In Ubud

Central Retreat With Jungle View for Sale In Ubud

Bali, Bali

$556k

Price

11.6%

ROI

5

Bedrooms

49%

Occupancy

6 Bathrooms
Ownership: freehold
Land: 640 m²
Build: 900 m²
Est. Revenue: $94k/yr
Avg Nightly Rate: $528

Investment Analysis

This comfortable and beautiful real estate is located in a beautiful area of Ubud with amazing jungle views.

Kibarer
Bali / Ubud
Commercial Zone

Central Retreat With Jungle View for Sale In Ubud

Inventory
5 Beds
Bathrooms
6 Baths
Built Area
900 m²
Land Plot
640 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — long-term rental yields 14.0% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score62
GradeB
Brixfox Intelligence
62BStrong
Score Breakdown
ROI & Yield68%
Capital Growth65%
Risk Profile64%
Market Demand62%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+16.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$120K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
11.7%
$5,422/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
6 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
8.5 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$528/night
50% ($264)Brixfox estimate($528/night)200% ($1056)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Yearly income
$65,060
Airbnb data$528/night · 49% occupancy
Rental income
$528/night · 49% occ.
$94,331
Running costs (20%)
Utilities, cleaning, maintenance
-$18,866
Income tax (10%)
Indonesian rental income tax
-$9,433
Property tax
Annual property tax
-$972
Net income
11.7% ROI
$65,060

Long-Term Rental

Yearly income
$77,514
9 comps
Rental income
$11,307/mo
$108,544
Agency fee (10%)
Finder's fee per tenant
-$10,854
Vacancy (~8%)
1.5mo gap per tenancy
-$8,350
Income tax (10%)
Indonesian rental income tax
-$10,854
Property tax
Annual property tax
-$972
Net income
14.0% ROI
$77,514

Long-term rental earns more with lower risk and less effort.

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$555,556
BPHTB (freehold transfer tax)$27,778
Notary & registration$1,800
Legal / due diligence$5,556
Total acquisition costs$35,134
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$22,500
($0–$45,000)
Furnishing & STR launch
5bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$57,300
All-in investment$670,490

Gross yield (asking)

17.0%

True gross yield (all-in)

14.1%

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

Freehold — 4%/yr appreciation in Bali.

$5.6M$4.2M$2.8M$1.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $556K
Capital appreciation
Property value growing at +4%/yr based on Bali 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 8: rental income alone has repaid the full purchase price.
2x return
Year 6: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$676K
+22%
Rental Income
+$345K
Total Position
$1.0M
+84%
13.0%/yr
Year 10
Capital Value
$822K
+48%
Rental Income
+$746K
Total Position
$1.6M
+182%
10.9%/yr
Year 20
Capital Value
$1.2M
+119%
Rental Income
+$1.7M
Total Position
$3.0M
+434%
8.7%/yr
Year 30
Capital Value
$1.8M
+224%
Rental Income
+$3.1M
Total Position
$4.9M
+781%
7.5%/yr

Location

Bali

Ubud, Approximate area

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Villa Scorecard

Location
Good
Popular area with steady demand
Rental Yield
Strong
11.7% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Strong
$528 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
640 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 11.7% — outperforms most villas in this market
Premium nightly rate of $528 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Occupancy at 49% — 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.
7.1%
$3,291/mo
40% occ.
9.5%
$4,416/mo
49% occ.
11.7%
$5,422/mo
current
59% occ.
14.1%
$6,546/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.