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OFF PLAN LUXURY 3 BEDROOM OCEAN VIEW VILLA for Sale Leasehold IN BINGIN - RF10930

OFF PLAN LUXURY 3 BEDROOM OCEAN VIEW VILLA for Sale Leasehold IN BINGIN - RF10930

Uluwatu, Bali

$542k

Price

5.8%

ROI

3

Bedrooms

33%

Occupancy

3 Bathrooms
Ownership: Leasehold
Land: 160 m²
Build: 175 m²
Est. Revenue: $47k/yr
Avg Nightly Rate: $391

Investment Analysis

Off Plan : Estimated Completion in October 2026 Discover an exceptional opportunity to own an off plan luxury 3 bedroom ocean view villa in the prestigious B...

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Bali Home Immo
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OFF PLAN LUXURY 3 BEDROOM OCEAN VIEW VILLA for Sale Leasehold IN BINGIN - RF10930

Uluwatu · Uluwatu · Ref BF-243777 Source verified · Bali Home Immo · listed 26 Jun 2026
Asking price · Leasehold
$541,802
View original listing
Ownership
Leasehold
Bedrooms
3
Bathrooms
3
Built area
175 m²
Land
160 m²
True net yield
2.8%
≈ $2,637/mo net after costs & tax
Cash yield while the lease runs — capital not recovered after 27 yrs
Lease-adjusted return
-0.9% / yr
over 27-yr lease, capital not recovered
Brixfox Score 64 · C+
27 yrs left on lease
Short lease — 27 yrs left. The 2.8% net yield is cash income while the lease runs; your capital is not recovered when it ends. Adjusted for the lease decay, the real return is about -0.9%/yr — unless you extend the lease.
Modelled from Airbnb listings we track across Uluwatu — live calendar data. Projections are estimates, not financial advice.

What nearby Airbnbs actually earn

Brixfox tracks the live availability calendars of Airbnb listings around this property. The rates and occupancy below are observed from real bookings — this is the data behind every yield figure on this page.

Location

Uluwatu

Uluwatu, Pin from agency listing

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Airbnb Comp Analysis

Finding Airbnb comps...

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)
$391/night
50% ($195)Brixfox estimate($391/night)200% ($781)
Occupancy
33%
10%Brixfox estimate(33%)100%

Short-Term Rental

Indicative
Yearly income
$31,648
Likely range $18,989 – $44,307
Airbnb data$391/night · 33% occupancy
Rental income
$391/night · 33% occ.
$46,566
Running costs (20%)
Utilities, cleaning, maintenance
-$9,313
Income tax (10%)
Indonesian rental income tax
-$4,657
Property tax
Annual property tax
-$948
Net income
5.8% ROI
$31,648

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$541,802
Lease transfer & notarial admin (~1%)$5,418
Notary & registration$1,800
Legal / due diligence$5,418
Total acquisition costs$12,636
RenovationMove-in ready
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$42,900
All-in investment$597,338

Gross yield (asking)

8.6%

True gross yield (all-in)

7.8%

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

Leasehold with 27 years remaining.

$1.5M$1.1M$741K$370K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $542KPeak Capital Value: Yr 2 ($550K)Paid 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 15: 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
$541K
-0%
22 years remaining
Rental Income
+$168K
Total Position
$709K
+31%
5.5%/yr
Year 10
Capital Value
$442K
-19%
17 years remaining
Rental Income
+$363K
Total Position
$804K
+48%
4.0%/yr
Year 15
Capital Value
$269K
-50%
12 years remaining
Rental Income
+$589K
Total Position
$858K
+58%
3.1%/yr
Year 20
Capital Value
$115K
-79%
7 years remaining
Rental Income
+$850K
Total Position
$965K
+78%
2.9%/yr
Turnkey Management

Your property, professionally managed

Buying from abroad? You won't lift a finger. A vetted local management partner is already connected to this listing — ready to run it as a short-stay rental from day one, so the Managed projections above are something you can actually rely on.

Vetted by Brixfox 6+ yrs operating 60+ properties managed ~2h guest response

Uluwatu Villa Care

Vetted

Bukit-peninsula clifftop & beach villa specialists

22%
Management fee
of rental revenue — already in your Managed figures

Boutique operator focused on the Bukit. Premium guest experience, transparent monthly reporting, and on-call maintenance for remote owners.

What the fee covers

  • Listing setup & optimisation (Airbnb, Booking.com, VRBO)
  • Dynamic pricing & revenue management
  • 24/7 multilingual guest communication
  • Guided check-in / check-out & key handling
  • Professional cleaning, laundry & restocking
  • Maintenance & repairs coordination
  • Monthly owner statements & payouts
  • Guest screening & damage protection
  • Pool & garden upkeep
  • Pondok wisata / STR licensing assistance
Visit Uluwatu Villa Care

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Good
5.8% annual return
Occupancy
Weak
33% average occupancy
Nightly Rate
Strong
$391 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
160 m² land area
Zoning
Weak
Touristic (per agency) — verify in RTRW
Tenure
Strong
27 years remaining on lease

Top Highlights

Prime location in Uluwatu — high tourist traffic
Premium nightly rate of $391 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Occupancy at 33% — factor in seasonal gaps
Compact plot at 160 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.
5.4%
$2,417/mo
40% occ.
7.2%
$3,248/mo
33% occ.
5.8%
$2,637/mo
current
43% occ.
7.7%
$3,469/mo

Lease Timeline

27 years remaining
Safe Zone

Your lease is in the safe zone. The property is liquid on the resale market and maintains strong valuation.

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.