Brand New Modern Three Bedroom Leasehold Villa in Ubud – Sibang

Brand New Modern Three Bedroom Leasehold Villa in Ubud – Sibang

Ubud, Bali

$276k

Price

11.8%

ROI

45%

Occupancy

Ownership: Freehold
Build: 168 m²
Est. Revenue: $66k/yr
Avg Nightly Rate: $406

Investment Analysis

Introducing a beautifully crafted three-bedroom villa set in the serene and green surroundings of Sibang, close to Ubud area

Kibarer Property
Ubud / Ubud

Brand New Modern Three Bedroom Leasehold Villa in Ubud – Sibang

Inventory
0 Beds
Bathrooms
0 Baths
Built Area
168 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 16.6% net return annually.

Go to Source via Kibarer Property

The Investment

Brixfox Score68
GradeB+
Brixfox Intelligence
68B+Strong
Score Breakdown
ROI & Yield75%
Capital Growth71%
Risk Profile70%
Market Demand68%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+20.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$60K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
16.6%
$3,814/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
5 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
6.0 yr
Rental only

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

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Nightly Rate (ADR)
$406/night
50% ($203)Brixfox estimate($406/night)200% ($813)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$45,770
Airbnb data$406/night · 45% occupancy
Rental income
$406/night · 45% occ.
$66,076
Running costs (20%)
Utilities, cleaning, maintenance
-$13,215
Income tax (10%)
Indonesian rental income tax
-$6,608
Property tax
Annual property tax
-$483
Net income
16.6% ROI
$45,770

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

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$276,169
BPHTB (freehold transfer tax)$13,808
Notary & registration$1,800
Legal / due diligence$2,762
Total acquisition costs$18,370
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$4,200
($0–$8,400)
Furnishing & STR launch
0bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$28,500
All-in investment$327,239

Gross yield (asking)

23.9%

True gross yield (all-in)

20.2%

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 Ubud.

$3.5M$2.7M$1.8M$884K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $276K
Capital appreciation
Property value growing at +4%/yr based on Ubud 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 6: rental income alone has repaid the full purchase price.
2x return
Year 5: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$336K
+22%
Rental Income
+$243K
Total Position
$579K
+110%
16.0%/yr
Year 10
Capital Value
$409K
+48%
Rental Income
+$525K
Total Position
$933K
+238%
13.0%/yr
Year 20
Capital Value
$605K
+119%
Rental Income
+$1.2M
Total Position
$1.8M
+564%
9.9%/yr
Year 30
Capital Value
$896K
+224%
Rental Income
+$2.2M
Total Position
$3.1M
+1013%
8.4%/yr

Location

Ubud

Ubud, Approximate area

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Villa Scorecard

Location
Good
Popular area with steady demand
Rental Yield
Strong
16.6% annual return
Occupancy
Weak
45% average occupancy
Nightly Rate
Strong
$406 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 16.6% — outperforms most villas in this market
Premium nightly rate of $406 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Occupancy at 45% — factor in seasonal gaps
Compact plot at 0 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

30% occ.
11.1%
$2,555/mo
40% occ.
14.9%
$3,420/mo
45% occ.
16.6%
$3,814/mo
current
55% occ.
20.3%
$4,679/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.