Kibarer
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Kibarer
Bali / Uluwatu
Beautiful freehold three bedroom villa for sale in Uluwatu
Inventory
3 Beds
Bathrooms
4 Baths
Built Area
250 m²
Land Plot
387 m²
Tenure
Freehold
Yield Curve Status
Grade B investment — long-term rental yields 8.8% net return annually.
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The Investment
Brixfox Score59
GradeB
Brixfox Intelligence
59BStrong
Score Breakdown
ROI & Yield65%
Capital Growth62%
Risk Profile61%
Market Demand59%
The Brixfox Score is our proprietary AI-powered rating that evaluates rental ROI, capital appreciation potential, risk factors, and local market dynamics to give you a single investment quality metric.
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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+11.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$146K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.0%
$3,914/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
14.4 yr
Rental only
Income Breakdown
Adjust Forecast
Customize your projections
Nightly Rate (ADR)
$253/night
50% ($126)Brixfox estimate($253/night)200% ($505)
Occupancy
75%
10%Brixfox estimate(75%)100%
Short-Term Rental
Yearly income
$46,971
Airbnb data$253/night · 75% occupancy
Rental income
$253/night · 75% occ.
$68,789
Running costs (20%)
Utilities, cleaning, maintenance
-$13,758
Income tax (10%)
Indonesian rental income tax
-$6,879
Property tax
Annual property tax
-$1,181
Net income
7.0% ROI
$46,971
Long-Term Rental
Yearly income
$59,480
5 comps
Rental income
$8,739/mo
$83,894
Agency fee (10%)
Finder's fee per tenant
-$8,389
Vacancy (~8%)
1.5mo gap per tenancy
-$6,453
Income tax (10%)
Indonesian rental income tax
-$8,389
Property tax
Annual property tax
-$1,181
Net income
8.8% ROI
$59,480
Long-term rental earns more with lower risk and less effort.
Growth & Exit Strategy
How your investment grows over time
Freehold — 4%/yr appreciation in Bali.
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 13: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$821K
+22%
Rental Income
+$249K
Total Position
$1.1M
+59%
9.7%/yr
Year 10
Capital Value
$999K
+48%
Rental Income
+$538K
Total Position
$1.5M
+128%
8.6%/yr
Year 20
Capital Value
$1.5M
+119%
Rental Income
+$1.3M
Total Position
$2.7M
+306%
7.3%/yr
Year 30
Capital Value
$2.2M
+224%
Rental Income
+$2.2M
Total Position
$4.4M
+555%
6.5%/yr
Location
Bali
Uluwatu, Approximate area
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Villa Scorecard
Location
Strong
Premium area with high rental demand
Rental Yield
Good
7.0% annual return
Occupancy
Good
75% average occupancy
Nightly Rate
Strong
$253 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Good
387 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership
Top Highlights
Prime location in Uluwatu — high tourist traffic
Premium nightly rate of $253 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Watch Out
STR zoning not confirmed — verify before purchasing for short-term rental use
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
55% occ.
5.0%
$2,838/mo
65% occ.
6.0%
$3,376/mo
75% occ.
7.0%
$3,914/mo
current
85% occ.
7.9%
$4,452/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.