Best ROI Modern Villa For sale in Uluwatu

Best ROI Modern Villa For sale in Uluwatu

Bali, Bali

$311k

Price

30.0%

ROI

4

Bedrooms

76%

Occupancy

5 Bathrooms
Ownership: leasehold
Land: 500 m²
Build: 280 m²
Est. Revenue: $142k/yr
Avg Nightly Rate: $516

Investment Analysis

This modern style real estate is located in a quiet area of Uluwatu. This stunning villa already has great reviews on airbnb. It features 4 spacious and cozy bedrooms with 5 bathrooms. It is fully furnished and decorated in a great taste with expensive furnishing and decor which provides great luxury and comfort.

Kibarer
Bali / Uluwatu
Commercial Zone

Best ROI Modern Villa For sale in Uluwatu

Inventory
4 Beds
Bathrooms
5 Baths
Built Area
280 m²
Land Plot
500 m²
Tenure
Lease 23yr
Yield Curve Status

Grade B+ investment — short-term rental yields 30.0% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score73
GradeB+
Brixfox Intelligence
73B+Strong
Score Breakdown
ROI & Yield80%
Capital Growth77%
Risk Profile74%
Market Demand73%

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
+29.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-2.6%
-$41K in 5yr (-13%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
30.0%
$8,259/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
4 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
3.1 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$516/night
50% ($258)Brixfox estimate($516/night)200% ($1032)
Occupancy
76%
10%Brixfox estimate(76%)100%

Short-Term Rental

Yearly income
$99,106
Airbnb data$516/night · 76% occupancy
Rental income
$516/night · 76% occ.
$142,357
Running costs (20%)
Utilities, cleaning, maintenance
-$28,471
Income tax (10%)
Indonesian rental income tax
-$14,236
Property tax
Annual property tax
-$544
Net income
30.0% ROI
$99,106

Long-Term Rental

Yearly income
$31,280
7 comps
Rental income
$4,585/mo
$44,012
Agency fee (10%)
Finder's fee per tenant
-$4,401
Vacancy (~8%)
1.5mo gap per tenancy
-$3,386
Income tax (10%)
Indonesian rental income tax
-$4,401
Property tax
Annual property tax
-$544
Net income
10.1% ROI
$31,280

Short-term rental earns 3.2x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 23 years remaining.

$3.7M$2.8M$1.8M$925K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $311KPeak Capital Value: NowPaid 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 4: 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
$270K
-13%
18 years remaining
Rental Income
+$526K
Total Position
$796K
+156%
20.7%/yr
Year 10
Capital Value
$174K
-44%
13 years remaining
Rental Income
+$1.1M
Total Position
$1.3M
+321%
15.5%/yr
Year 15
Capital Value
$81K
-74%
8 years remaining
Rental Income
+$1.8M
Total Position
$1.9M
+519%
12.9%/yr
Year 20
Capital Value
$20K
-94%
3 years remaining
Rental Income
+$2.7M
Total Position
$2.7M
+763%
11.4%/yr

Location

Bali

Uluwatu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
30.0% annual return
Occupancy
Strong
76% average occupancy
Nightly Rate
Strong
$516 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Good
500 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Good
23 years remaining on lease

Top Highlights

Prime location in Uluwatu — high tourist traffic
High rental yield at 30.0% — outperforms most Bali villas
Strong occupancy at 76% — consistent booking demand

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

56% occ.
23.4%
$6,062/mo
66% occ.
27.6%
$7,160/mo
76% occ.
31.9%
$8,259/mo
current
86% occ.
36.1%
$9,357/mo

Lease Timeline

23 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 8 years while the property is still easy to sell.

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.