Beautiful Two Bedroom Leasehold Villa in Uluwatu

Beautiful Two Bedroom Leasehold Villa in Uluwatu

Bali, Bali

$289k

Price

10.5%

ROI

2

Bedrooms

79%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 166 m²
Build: 89 m²
Est. Revenue: $46k/yr
Avg Nightly Rate: $161

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 B investment — short-term rental yields 11.1% net return annually.

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The Investment

Brixfox Score59
GradeB
Brixfox Intelligence
59BStrong
Score Breakdown
ROI & Yield65%
Capital Growth62%
Risk Profile61%
Market Demand59%

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
+7.4%
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
11.1%
$2,663/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
13 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
9.0 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$161/night
50% ($81)Brixfox estimate($161/night)200% ($322)
Occupancy
79%
10%Brixfox estimate(79%)100%

Short-Term Rental

Yearly income
$31,952
Airbnb data$161/night · 79% occupancy
Rental income
$161/night · 79% occ.
$46,368
Running costs (20%)
Utilities, cleaning, maintenance
-$9,274
Income tax (10%)
Indonesian rental income tax
-$4,637
Property tax
Annual property tax
-$506
Net income
11.1% ROI
$31,952

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 1.4x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 22 years remaining.

$1.1M$842K$561K$281K$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 9: 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
+$170K
Total Position
$405K
+40%
7.0%/yr
Year 10
Capital Value
$144K
-50%
12 years remaining
Rental Income
+$366K
Total Position
$510K
+77%
5.8%/yr
Year 15
Capital Value
$61K
-79%
7 years remaining
Rental Income
+$594K
Total Position
$655K
+127%
5.6%/yr
Year 20
Capital Value
$13K
-96%
2 years remaining
Rental Income
+$859K
Total Position
$871K
+202%
5.7%/yr

Location

Bali

Bukit, Uluwatu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
11.1% annual return
Occupancy
Strong
79% average occupancy
Nightly Rate
Good
$161 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 11.1% — outperforms most Bali villas
Strong occupancy at 79% — consistent booking demand

Watch Out

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

59% occ.
8.2%
$1,976/mo
69% occ.
9.6%
$2,320/mo
79% occ.
11.1%
$2,663/mo
current
89% occ.
12.5%
$3,006/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.