Upcoming 3-Bedroom Leasehold Villa in Serene Jimbaran–Uluwatu Cliff

Upcoming 3-Bedroom Leasehold Villa in Serene Jimbaran–Uluwatu Cliff

Bali, Bali

$550k

Price

6.2%

ROI

3

Bedrooms

34%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 1150 m²
Build: 300 m²
Est. Revenue: $24k/yr
Avg Nightly Rate: $192

Investment Analysis

Discover the perfect blend of tranquility and accessibility with this upcoming 3-bedroom leasehold villa, nestled in the quiet, breezy cliff of Jimbaran–Uluwatu.

Kibarer
Bali / Jimbaran
Commercial Zone

Upcoming 3-Bedroom Leasehold Villa in Serene Jimbaran–Uluwatu Cliff

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
300 m²
Land Plot
1150 m²
Tenure
Lease 33yr
Yield Curve Status

Grade B investment — long-term rental yields 10.9% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score60
GradeB
Brixfox Intelligence
60BStrong
Score Breakdown
ROI & Yield66%
Capital Growth63%
Risk Profile62%
Market Demand60%

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
+5.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+2.3%
+$62K in 5yr (+11%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.9%
$1,319/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
30+ yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
34.7 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$192/night
50% ($96)Brixfox estimate($192/night)200% ($384)
Occupancy
34%
10%Brixfox estimate(34%)100%

Short-Term Rental

Yearly income
$15,829
Airbnb data$192/night · 34% occupancy
Rental income
$192/night · 34% occ.
$23,988
Running costs (20%)
Utilities, cleaning, maintenance
-$4,798
Income tax (10%)
Indonesian rental income tax
-$2,399
Property tax
Annual property tax
-$963
Net income
2.9% ROI
$15,829

Long-Term Rental

Yearly income
$59,802
7 comps
Rental income
$8,754/mo
$84,035
Agency fee (10%)
Finder's fee per tenant
-$8,404
Vacancy (~8%)
1.5mo gap per tenancy
-$6,464
Income tax (10%)
Indonesian rental income tax
-$8,404
Property tax
Annual property tax
-$963
Net income
10.9% ROI
$59,802

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$550,000
BPHTB (freehold transfer tax)$27,500
Notary & registration$1,800
Legal / due diligence$5,500
Total acquisition costs$34,800
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$7,500
($0–$15,000)
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$42,900
All-in investment$635,200

Gross yield (asking)

4.4%

True gross yield (all-in)

3.8%

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 33 years remaining.

$1.0M$752K$501K$251K$0Yr 0Yr 10Yr 20Yr 30Purchase PriceIlliquid zoneUnsellableToday: $550KPeak Capital Value: Yr 8 ($627K)Paid back
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 25: 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
$612K
+11%
28 years remaining
Rental Income
+$84K
Total Position
$696K
+27%
4.8%/yr
Year 10
Capital Value
$621K
+13%
23 years remaining
Rental Income
+$181K
Total Position
$802K
+46%
3.8%/yr
Year 15
Capital Value
$540K
-2%
18 years remaining
Rental Income
+$294K
Total Position
$834K
+52%
2.8%/yr
Year 20
Capital Value
$348K
-37%
13 years remaining
Rental Income
+$425K
Total Position
$773K
+41%
1.7%/yr

Location

Bali

Jimbaran, Approximate area

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Villa Scorecard

Location
Good
Popular area with steady demand
Rental Yield
Weak
2.9% annual return
Occupancy
Weak
34% average occupancy
Nightly Rate
Good
$192 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
1150 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
33 years remaining on lease

Top Highlights

Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 1150 m² land — room for expansion or amenities
Commercial Zone verified — fully licensed for short-term rentals

Watch Out

Yield of 2.9% is below the market average — model your cashflow carefully
Occupancy at 34% — 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.
2.5%
$1,146/mo
40% occ.
3.4%
$1,554/mo
34% occ.
2.9%
$1,319/mo
current
44% occ.
3.8%
$1,728/mo

Lease Timeline

33 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.