READY NOW 6 BEDROOM VILLAS BOUTIQUE HOTEL FOR SALE FREEHOLD IN UBUD BE-2579

READY NOW 6 BEDROOM VILLAS BOUTIQUE HOTEL FOR SALE FREEHOLD IN UBUD BE-2579

Bali, Bali

$1.9M

Price

1.6%

ROI

6

Bedrooms

43%

Occupancy

6 Bathrooms
Ownership: freehold
Land: 2916 m²
Build: 1792 m²
Est. Revenue: $100k/yr
Avg Nightly Rate: $642

Investment Analysis

Located in Ubud, nestled in a serene and peaceful setting, this property is the perfect sanctuary for a romantic escape or a private getaway.This bamboo boutique hotel consists of 6 beautifully crafted villas, each featuring 2 bedrooms, all with ensuite bathrooms and fully furnished interiors. Designed as a turnkey business,…

Bali Exception
Bali / Ubud

READY NOW 6 BEDROOM VILLAS BOUTIQUE HOTEL FOR SALE FREEHOLD IN UBUD BE-2579

Inventory
6 Beds
Bathrooms
6 Baths
Built Area
1792 m²
Land Plot
2916 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — long-term rental yields 5.2% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score58
GradeB
Brixfox Intelligence
58BStrong
Score Breakdown
ROI & Yield64%
Capital Growth61%
Risk Profile60%
Market Demand58%

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
+7.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$401K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.6%
$5,550/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
27.8 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$642/night
50% ($321)Brixfox estimate($642/night)200% ($1284)
Occupancy
43%
10%Brixfox estimate(43%)100%

Short-Term Rental

Yearly income
$66,597
Airbnb data$642/night · 43% occupancy
Rental income
$642/night · 43% occ.
$99,769
Running costs (20%)
Utilities, cleaning, maintenance
-$19,954
Income tax (10%)
Indonesian rental income tax
-$9,977
Property tax
Annual property tax
-$3,241
Net income
3.6% ROI
$66,597

Long-Term Rental

Yearly income
$96,169
4 comps
Rental income
$14,321/mo
$137,482
Agency fee (10%)
Finder's fee per tenant
-$13,748
Vacancy (~8%)
1.5mo gap per tenancy
-$10,576
Income tax (10%)
Indonesian rental income tax
-$13,748
Property tax
Annual property tax
-$3,241
Net income
5.2% ROI
$96,169

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$1,851,852
BPHTB (freehold transfer tax)$92,593
Notary & registration$1,800
Legal / due diligence$18,519
Total acquisition costs$112,912
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$44,800
($0–$89,600)
Furnishing & STR launch
6bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$62,300
All-in investment$2,071,864

Gross yield (asking)

5.4%

True gross yield (all-in)

4.8%

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

Freehold — 4%/yr appreciation in Bali.

$10.6M$7.9M$5.3M$2.6M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.9M
Capital appreciation
Property value growing at +4%/yr based on Bali market trends.
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 21: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.3M
+22%
Rental Income
+$354K
Total Position
$2.6M
+41%
7.1%/yr
Year 10
Capital Value
$2.7M
+48%
Rental Income
+$763K
Total Position
$3.5M
+89%
6.6%/yr
Year 20
Capital Value
$4.1M
+119%
Rental Income
+$1.8M
Total Position
$5.8M
+216%
5.9%/yr
Year 30
Capital Value
$6.0M
+224%
Rental Income
+$3.2M
Total Position
$9.2M
+395%
5.5%/yr

Location

Bali

Ubud, Approximate area

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Villa Scorecard

Location
Good
Popular area with steady demand
Rental Yield
Average
3.6% annual return
Occupancy
Weak
43% average occupancy
Nightly Rate
Strong
$642 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
2916 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $642 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 2916 m² land — room for expansion or amenities

Watch Out

Yield of 3.6% is near the market average — model your cashflow carefully
Occupancy at 43% — 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%
$3,829/mo
40% occ.
3.4%
$5,196/mo
43% occ.
3.6%
$5,550/mo
current
53% occ.
4.5%
$6,916/mo

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.