Stylish brand new two bedroom leasehold villa in Ungasan

Stylish brand new two bedroom leasehold villa in Ungasan

Bali, Bali

$332k

Price

5.3%

ROI

2

Bedrooms

52%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 304 m²
Build: 232 m²
Est. Revenue: $32k/yr
Avg Nightly Rate: $166

Investment Analysis

This stylish, brand-new two-bedroom leasehold villa is located in the sought-after area of Ungasan, offering a modern tropical lifestyle with comfort and convenience.

Kibarer
Bali / Ungasan

Stylish brand new two bedroom leasehold villa in Ungasan

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
232 m²
Land Plot
304 m²
Tenure
Lease 23yr
Yield Curve Status

Grade C+ investment — long-term rental yields 14.1% net return annually.

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The Investment

Brixfox Score46
GradeC+
Brixfox Intelligence
46C+Moderate
Score Breakdown
ROI & Yield51%
Capital Growth48%
Risk Profile49%
Market Demand46%

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
+3.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-2.6%
-$43K in 5yr (-13%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.5%
$1,792/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
22 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
15.5 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$166/night
50% ($83)Brixfox estimate($166/night)200% ($332)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Yearly income
$21,501
Airbnb data$166/night · 52% occupancy
Rental income
$166/night · 52% occ.
$31,547
Running costs (20%)
Utilities, cleaning, maintenance
-$6,309
Income tax (10%)
Indonesian rental income tax
-$3,155
Property tax
Annual property tax
-$582
Net income
6.5% ROI
$21,501

Long-Term Rental

Yearly income
$46,865
7 comps
Rental income
$6,835/mo
$65,617
Agency fee (10%)
Finder's fee per tenant
-$6,562
Vacancy (~8%)
1.5mo gap per tenancy
-$5,047
Income tax (10%)
Indonesian rental income tax
-$6,562
Property tax
Annual property tax
-$582
Net income
14.1% ROI
$46,865

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$332,326
BPHTB (freehold transfer tax)$16,616
Notary & registration$1,800
Legal / due diligence$3,323
Total acquisition costs$21,739
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$5,800
($0–$11,600)
Furnishing & STR launch
2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$35,700
All-in investment$395,565

Gross yield (asking)

9.5%

True gross yield (all-in)

8.0%

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 23 years remaining.

$802K$602K$401K$201K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $332KPeak Capital Value: NowPaid 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 13: 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
$289K
-13%
18 years remaining
Rental Income
+$114K
Total Position
$403K
+21%
3.9%/yr
Year 10
Capital Value
$186K
-44%
13 years remaining
Rental Income
+$246K
Total Position
$433K
+30%
2.7%/yr
Year 15
Capital Value
$86K
-74%
8 years remaining
Rental Income
+$400K
Total Position
$486K
+46%
2.6%/yr
Year 20
Capital Value
$21K
-94%
3 years remaining
Rental Income
+$578K
Total Position
$599K
+80%
3.0%/yr

Location

Bali

Ungasan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.5% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Good
$166 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Good
304 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
23 years remaining on lease

Top Highlights

Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 52% — 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

32% occ.
3.9%
$1,084/mo
42% occ.
5.2%
$1,438/mo
52% occ.
6.5%
$1,792/mo
current
62% occ.
7.7%
$2,146/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.