A Premium Modern Two Bedroom Villa in Uluwatu

A Premium Modern Two Bedroom Villa in Uluwatu

Bali, Bali

$269k

Price

1.5%

ROI

2

Bedrooms

48%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 140 m²
Build: 143 m²
Est. Revenue: $6k/yr
Avg Nightly Rate: $34

Investment Analysis

A premium Villa development in Uluwatu , Bali's southern peninsula . Strategically located near pristine beaches , with easy accsess to numerous vibrant amenities , represent a unique investment opportunity in Bali sought-after real estate market , blending tranquility with dynamic surroundings . Centrally located yet peaceful , the development features modern architecture , open layouts , and premium finishes , offering a perfect blend of style and comfort . This villa has 7 unit villas offer 2 bedrooms with ensuite bathroom and already sold 2 unit , 5 unit available . Only 5 minutes to Bingin Beach , 7 minutes to Savaya and another 5 until 10 minutes to beaches near by . Approximately 30 minutes from Bali's Ngurah Rai International Airport .

Kibarer
Bali / Uluwatu

A Premium Modern Two Bedroom Villa in Uluwatu

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
143 m²
Land Plot
140 m²
Tenure
Lease 24yr
Yield Curve Status

Grade C investment — long-term rental yields 2.2% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score38
GradeC
Brixfox Intelligence
38CModerate
Score Breakdown
ROI & Yield42%
Capital Growth40%
Risk Profile41%
Market Demand38%

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
-0.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-1.6%
-$22K in 5yr (-8%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.4%
$310/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
23 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
72.2 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$34/night
50% ($17)Brixfox estimate($34/night)200% ($68)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$3,724
Airbnb data$34/night · 48% occupancy
Rental income
$34/night · 48% occ.
$5,992
Running costs (20%)
Utilities, cleaning, maintenance
-$1,198
Income tax (10%)
Indonesian rental income tax
-$599
Property tax
Annual property tax
-$471
Net income
1.4% ROI
$3,724

Long-Term Rental

Yearly income
$5,811
31 comps
Rental income
$905/mo
$8,687
Agency fee (10%)
Finder's fee per tenant
-$869
Vacancy (~8%)
1.5mo gap per tenancy
-$668
Income tax (10%)
Indonesian rental income tax
-$869
Property tax
Annual property tax
-$471
Net income
2.2% ROI
$5,811

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 24 years remaining.

$318K$239K$159K$80K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $269KPeak Capital Value: Now
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.
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
$247K
-8%
19 years remaining
Rental Income
+$20K
Total Position
$267K
-1%
-0.1%/yr
Year 10
Capital Value
$166K
-38%
14 years remaining
Rental Income
+$43K
Total Position
$209K
-22%
-2.5%/yr
Year 15
Capital Value
$82K
-70%
9 years remaining
Rental Income
+$69K
Total Position
$151K
-44%
-3.8%/yr
Year 20
Capital Value
$22K
-92%
4 years remaining
Rental Income
+$100K
Total Position
$122K
-54%
-3.9%/yr

Location

Bali

Uluwatu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Weak
1.4% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Weak
$34 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
140 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
24 years remaining on lease

Top Highlights

Prime location in Uluwatu — high tourist traffic

Watch Out

Yield of 1.4% is below the market average — model your cashflow carefully
Occupancy at 48% — factor in seasonal gaps

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
0.8%
$178/mo
40% occ.
1.1%
$250/mo
48% occ.
1.4%
$310/mo
current
58% occ.
1.7%
$383/mo

Lease Timeline

24 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 9 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.