Hilltop Property with 180° Degree Ocean View for Sale in Uluwatu

Hilltop Property with 180° Degree Ocean View for Sale in Uluwatu

Bali, Bali

$802k

Price

3.9%

ROI

3

Bedrooms

53%

Occupancy

3 Bathrooms
Ownership: freehold
Land: 1325 m²
Build: 500 m²
Est. Revenue: $111k/yr
Avg Nightly Rate: $579

Investment Analysis

This beautiful hilltop real estate with stunning ocean views is located in a quiet corner of Jimbaran, inside a private villa complex . This marvelous villa features 3 spacious, cozy and comfortable bedrooms with classy bathrooms.

Kibarer
Bali / Uluwatu, Jimbaran

Hilltop Property with 180° Degree Ocean View for Sale in Uluwatu

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
500 m²
Land Plot
1325 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 9.5% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score57
GradeB
Brixfox Intelligence
57BStrong
Score Breakdown
ROI & Yield63%
Capital Growth60%
Risk Profile59%
Market Demand57%

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.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+13.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$174K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.5%
$6,369/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
10.5 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$579/night
50% ($290)Brixfox estimate($579/night)200% ($1158)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Yearly income
$76,431
Airbnb data$579/night · 53% occupancy
Rental income
$579/night · 53% occ.
$111,193
Running costs (20%)
Utilities, cleaning, maintenance
-$22,239
Income tax (10%)
Indonesian rental income tax
-$11,119
Property tax
Annual property tax
-$1,404
Net income
9.5% ROI
$76,431

Long-Term Rental

Yearly income
$32,871
31 comps
Rental income
$4,938/mo
$47,402
Agency fee (10%)
Finder's fee per tenant
-$4,740
Vacancy (~8%)
1.5mo gap per tenancy
-$3,646
Income tax (10%)
Indonesian rental income tax
-$4,740
Property tax
Annual property tax
-$1,404
Net income
4.1% ROI
$32,871

Short-term rental earns 2.3x more but requires active management.

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$802,469
BPHTB (freehold transfer tax)$40,123
Notary & registration$1,800
Legal / due diligence$8,025
Total acquisition costs$49,948
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$12,500
($0–$25,000)
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$42,900
All-in investment$907,817

Gross yield (asking)

13.9%

True gross yield (all-in)

12.2%

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.

$7.2M$5.4M$3.6M$1.8M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $802K
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 10: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$976K
+22%
Rental Income
+$406K
Total Position
$1.4M
+72%
11.5%/yr
Year 10
Capital Value
$1.2M
+48%
Rental Income
+$876K
Total Position
$2.1M
+157%
9.9%/yr
Year 20
Capital Value
$1.8M
+119%
Rental Income
+$2.1M
Total Position
$3.8M
+375%
8.1%/yr
Year 30
Capital Value
$2.6M
+224%
Rental Income
+$3.6M
Total Position
$6.2M
+677%
7.1%/yr

Location

Bali

Uluwatu, Jimbaran, Approximate area

Loading Map...

Airbnb Comp Analysis

No nearby Airbnb listings found

Ask Brixfox AI

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

Try one of these

Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
9.5% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Strong
$579 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
1325 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Prime location in Uluwatu, Jimbaran — high tourist traffic
High rental yield at 9.5% — outperforms most villas in this market
Premium nightly rate of $579 — positioned in the top tier

Watch Out

Occupancy at 53% — factor in seasonal gaps
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

33% occ.
5.8%
$3,903/mo
43% occ.
7.7%
$5,136/mo
53% occ.
9.5%
$6,369/mo
current
63% occ.
11.4%
$7,602/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.