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Majestic 10 Bedroom Cliffside Estate with Panoramic Ocean Views - RF10843

Majestic 10 Bedroom Cliffside Estate with Panoramic Ocean Views - RF10843

Uluwatu, Bali

$3.1M

Price

6.0%

ROI

10

Bedrooms

46%

Occupancy

Ownership: Leasehold
Est. Revenue: $272k/yr
Avg Nightly Rate: $1618

Investment Analysis

Positioned on an elevated clifftop setting above Bingin Beach, this extraordinary estate offers a rare opportunity to acquire one of the Bukit's most impres...

10-bedroom leasehold villa in Uluwatu — photo 1 of 5
Bali Home Immo
10-bedroom leasehold villa in Uluwatu — photo 2 of 5
10-bedroom leasehold villa in Uluwatu — photo 3 of 5
10-bedroom leasehold villa in Uluwatu — photo 4 of 5
10-bedroom leasehold villa in Uluwatu — photo 5 of 5

Majestic 10 Bedroom Cliffside Estate with Panoramic Ocean Views - RF10843

Uluwatu · Uluwatu · Ref BF-221763 Source verified · Bali Home Immo · listed 24 Jun 2026
Asking price · Leasehold
$3,093,450
View original listing
Ownership
Leasehold
Bedrooms
10
True net yield
3.1%
≈ $15,424/mo net after costs & tax
Cash yield while the lease runs — capital not recovered after 38 yrs
Lease-adjusted return
0.5% / yr
over 38-yr lease, capital not recovered
Brixfox Score 70 · B
38 yrs left on lease
Short lease — 38 yrs left. The 3.1% net yield is cash income while the lease runs; your capital is not recovered when it ends. Adjusted for the lease decay, the real return is about 0.5%/yr — unless you extend the 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)
$1,618/night
50% ($809)Brixfox estimate($1,618/night)200% ($3237)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Indicative
Yearly income
$185,092
Likely range $111,055 – $259,129
Airbnb data$1,618/night · 46% occupancy
Rental income
$1,618/night · 46% occ.
$272,151
Running costs (20%)
Utilities, cleaning, maintenance
-$54,430
Income tax (10%)
Indonesian rental income tax
-$27,215
Property tax
Annual property tax
-$5,414
Net income
6.0% ROI
$185,092

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$3,093,450
Lease transfer & notarial admin (~1%)$30,935
Notary & registration$1,800
Legal / due diligence$30,935
Total acquisition costs$63,670
Furnishing & STR launch
10bd × $3,500 base + appliances, electronics, outdoor, licence, photography, linens.		$55,900
All-in investment$3,213,020

Gross yield (asking)

8.8%

True gross yield (all-in)

8.5%

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 38 years remaining.

$14.7M$11.0M$7.4M$3.7M$0Yr 0Yr 10Yr 20Yr 30Purchase PriceIlliquid zoneUnsellableToday: $3.1MPeak Capital Value: Yr 13 ($4.1M)Paid 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 14: 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
$3.6M
+16%
33 years remaining
Rental Income
+$983K
Total Position
$4.6M
+48%
8.1%/yr
Year 10
Capital Value
$4.0M
+29%
28 years remaining
Rental Income
+$2.1M
Total Position
$6.1M
+98%
7.0%/yr
Year 15
Capital Value
$4.0M
+31%
23 years remaining
Rental Income
+$3.4M
Total Position
$7.5M
+142%
6.1%/yr
Year 20
Capital Value
$3.5M
+14%
18 years remaining
Rental Income
+$5.0M
Total Position
$8.5M
+175%
5.2%/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
Good
6.0% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Strong
$1618 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Weak
0 m² land area
Zoning
Weak
Touristic (per agency) — verify in RTRW
Tenure
Strong
38 years remaining on lease

Top Highlights

Prime location in Uluwatu — high tourist traffic
Premium nightly rate of $1618 — positioned in the top tier
38+ year lease — strong tenure runway

Watch Out

Occupancy at 46% — factor in seasonal gaps
Visual appeal is below average — photos may not compete well on Airbnb listings

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
3.8%
$9,887/mo
40% occ.
5.2%
$13,333/mo
46% occ.
6.0%
$15,424/mo
current
56% occ.
7.3%
$18,870/mo

Lease Timeline

38 years remaining
Safe Zone

Your lease is in the safe zone. The property is liquid on the resale market and maintains strong valuation.

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.