Beautiful Two Bedroom Leasehold Villa in Uluwatu

Beautiful Two Bedroom Leasehold Villa in Uluwatu

Bali, Bali

$289k

Price

8.1%

ROI

2

Bedrooms

59%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 166 m²
Build: 89 m²
Est. Revenue: $39k/yr
Avg Nightly Rate: $183

Investment Analysis

This beautiful two-bedroom leasehold villa offers the perfect tropical retreat in one of Bali’s most sought-after surf and lifestyle destinations.

Kibarer
Bali / Bukit, Uluwatu
Commercial Zone

Beautiful Two Bedroom Leasehold Villa in Uluwatu

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
89 m²
Land Plot
166 m²
Tenure
Lease 22yr
Yield Curve Status

Grade C+ investment — short-term rental yields 9.3% net return annually.

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The Investment

Brixfox Score54
GradeC+
Brixfox Intelligence
54C+Moderate
Score Breakdown
ROI & Yield59%
Capital Growth57%
Risk Profile56%
Market Demand54%

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
+5.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-3.7%
-$53K in 5yr (-18%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.3%
$2,245/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
16 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
10.7 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$183/night
50% ($91)Brixfox estimate($183/night)200% ($365)
Occupancy
59%
10%Brixfox estimate(59%)100%

Short-Term Rental

Yearly income
$26,938
Airbnb data$183/night · 59% occupancy
Rental income
$183/night · 59% occ.
$39,205
Running costs (20%)
Utilities, cleaning, maintenance
-$7,841
Income tax (10%)
Indonesian rental income tax
-$3,920
Property tax
Annual property tax
-$506
Net income
9.3% ROI
$26,938

Long-Term Rental

Yearly income
$23,628
7 comps
Rental income
$3,477/mo
$33,376
Agency fee (10%)
Finder's fee per tenant
-$3,338
Vacancy (~8%)
1.5mo gap per tenancy
-$2,567
Income tax (10%)
Indonesian rental income tax
-$3,338
Property tax
Annual property tax
-$506
Net income
8.2% ROI
$23,628

Short-term rental earns 1.1x 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$289,000
BPHTB (freehold transfer tax)$14,450
Notary & registration$1,800
Legal / due diligence$2,890
Total acquisition costs$19,140
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$2,225
($0–$4,450)
Furnishing & STR launch
2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$35,700
All-in investment$346,065

Gross yield (asking)

13.6%

True gross yield (all-in)

11.3%

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 22 years remaining.

$946K$709K$473K$236K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $289KPeak 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 10: 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
$236K
-18%
17 years remaining
Rental Income
+$143K
Total Position
$379K
+31%
5.6%/yr
Year 10
Capital Value
$144K
-50%
12 years remaining
Rental Income
+$309K
Total Position
$453K
+57%
4.6%/yr
Year 15
Capital Value
$61K
-79%
7 years remaining
Rental Income
+$501K
Total Position
$562K
+95%
4.5%/yr
Year 20
Capital Value
$13K
-96%
2 years remaining
Rental Income
+$724K
Total Position
$737K
+155%
4.8%/yr

Location

Bali

Bukit, Uluwatu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
9.3% annual return
Occupancy
Average
59% average occupancy
Nightly Rate
Good
$183 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
166 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Good
22 years remaining on lease

Top Highlights

Prime location in Bukit, Uluwatu — high tourist traffic
High rental yield at 9.3% — outperforms most villas in this market
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Occupancy at 59% — factor in seasonal gaps
Compact plot at 166 m² — limited expansion potential

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

39% occ.
6.1%
$1,467/mo
49% occ.
7.7%
$1,856/mo
59% occ.
9.3%
$2,245/mo
current
69% occ.
10.9%
$2,634/mo

Lease Timeline

22 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 7 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.