STYLISH 1-BEDROOM VILLA IN PRIME ULUWATU

STYLISH 1-BEDROOM VILLA IN PRIME ULUWATU

Bali, Bali

$160k

Price

7.0%

ROI

1

Bedrooms

46%

Occupancy

1 Bathrooms
Ownership: leasehold
Land: 120 m²
Build: 67 m²
Est. Revenue: $18k/yr
Avg Nightly Rate: $107

Investment Analysis

Perfectly located in Uluwatu, just minutes away from the world-renowned SAVAYA Bali and some of the island’s most breathtaking beaches, this stunning 1-bedroom villa is exactly what you’ve been searching for. Built on 1.2 Are of land with a 67 sqm building size, it places you right in the heart of Uluwatu—close to vibrant beach clubs and only 10 minutes from Bingin.

Propertia
Bali / Uluwatu

STYLISH 1-BEDROOM VILLA IN PRIME ULUWATU

Inventory
1 Beds
Bathrooms
1 Baths
Built Area
67 m²
Land Plot
120 m²
Tenure
Lease 23yr
Yield Curve Status

Grade C+ investment — long-term rental yields 9.6% net return annually.

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The Investment

Brixfox Score50
GradeC+
Brixfox Intelligence
50C+Moderate
Score Breakdown
ROI & Yield55%
Capital Growth53%
Risk Profile53%
Market Demand50%

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.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+5.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-2.6%
-$21K in 5yr (-13%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.7%
$1,029/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
19 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
13.0 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$107/night
50% ($53)Brixfox estimate($107/night)200% ($214)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$12,344
Airbnb data$107/night · 46% occupancy
Rental income
$107/night · 46% occ.
$18,035
Running costs (20%)
Utilities, cleaning, maintenance
-$3,607
Income tax (10%)
Indonesian rental income tax
-$1,803
Property tax
Annual property tax
-$281
Net income
7.7% ROI
$12,344

Long-Term Rental

Yearly income
$15,329
5 comps
Rental income
$2,249/mo
$21,588
Agency fee (10%)
Finder's fee per tenant
-$2,159
Vacancy (~8%)
1.5mo gap per tenancy
-$1,661
Income tax (10%)
Indonesian rental income tax
-$2,159
Property tax
Annual property tax
-$281
Net income
9.6% ROI
$15,329

Long-term rental earns more with lower risk and less effort.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 23 years remaining.

$461K$346K$230K$115K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $160KPeak 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 12: 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
$140K
-13%
18 years remaining
Rental Income
+$66K
Total Position
$205K
+28%
5.0%/yr
Year 10
Capital Value
$90K
-44%
13 years remaining
Rental Income
+$142K
Total Position
$231K
+44%
3.7%/yr
Year 15
Capital Value
$42K
-74%
8 years remaining
Rental Income
+$230K
Total Position
$271K
+69%
3.6%/yr
Year 20
Capital Value
$10K
-94%
3 years remaining
Rental Income
+$332K
Total Position
$342K
+113%
3.9%/yr

Location

Bali

Uluwatu, Approximate area

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Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Good
7.7% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Average
$107 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
120 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
23 years remaining on lease

Top Highlights

Prime location in Uluwatu — high tourist traffic
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Occupancy at 46% — factor in seasonal gaps
ADR of $107 limits revenue ceiling — consider repositioning potential

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
4.9%
$660/mo
40% occ.
6.6%
$887/mo
46% occ.
7.7%
$1,029/mo
current
56% occ.
9.4%
$1,256/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.