Off plan three bedroom leasehold villa in Uluwatu

Off plan three bedroom leasehold villa in Uluwatu

Uluwatu, Bali

$408k

Price

3

Bedrooms

67%

Occupancy

4 Bathrooms
Ownership: Leasehold
Land: 228 m²
Build: 226 m²
Est. Revenue: $60k/yr
Avg Nightly Rate: $247

How it compares in Uluwatu

  • Expected occupancy of 67% compares with a 71% median across 858 tracked Uluwatu villas.
  • Its expected nightly rate of $247 sits above the Uluwatu median of $208.
  • Brixfox ranks its projected net yield in the bottom half of the 856 live Uluwatu listings it tracks.
How Brixfox computes these figures

Investment Analysis

Immerse yourself in the splendor of Uluwatu with this off-plan three-bedroom villa, nestled within a prestigious 5-star complex. Offering unrivaled panoramic views of the ocean, hills, valleys, and lush greens, it's a sanctuary of natural beauty.

Price
$408,155
3-bedroom leasehold villa in Uluwatu — photo 1 of 5
Kibarer
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3-bedroom leasehold villa in Uluwatu — photo 2 of 5
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3-bedroom leasehold villa in Uluwatu — photo 3 of 5
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3-bedroom leasehold villa in Uluwatu — photo 5 of 5
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Off plan three bedroom leasehold villa in Uluwatu

Uluwatu · Ref BF-281Source · Kibarer · listed 4 May 2026
Asking price · Leasehold
$408,155
Ownership
Leasehold
Bedrooms
3
Bathrooms
4
Built area
226 m²
Land
228 m²
True net yield
5.9%
≈ $3,210/mo net after costs & tax
Cash yield while the lease runs — capital not recovered after 90 yrs
Lease-adjusted return
4.8% / yr
over 90-yr lease, capital not recovered
Brixfox Score 87 · A
90 yrs left on 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.

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.

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$247/night
50% ($123)Brixfox estimate($247/night)200% ($494)
Occupancy
67%
10%Brixfox estimate(67%)100%

Short-Term Rental

Moderate confidence
Yearly income
$41,537
Likely range $29,907 – $53,167
Airbnb data$247/night · 67% occupancy
Rental income
$247/night · 67% occ.
$60,359
Running costs (20%)
Utilities, cleaning, maintenance
-$12,072
Income tax (10%)
Indonesian rental income tax
-$6,036
Property tax
Annual property tax
-$714
Net income
10.2% ROI
$41,537

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$408,155
Lease transfer & notarial admin (~1%)$4,082
Notary & registration$1,800
Legal / due diligence$4,082
Total acquisition costs$9,964
RenovationMove-in ready
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$42,900
All-in investment$461,019

Gross yield (asking)

14.8%

True gross yield (all-in)

13.1%

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 90 years remaining.

$21.2M$15.9M$10.6M$5.3M$0Yr 0Yr 15Yr 30Yr 45Yr 60Yr 75Yr 90Purchase PriceIlliquid zoneUnsellableToday: $408KPeak Capital Value: Yr 65 ($2.5M)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 9: 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
$473K
+16%
85 years remaining
Rental Income
+$221K
Total Position
$694K
+70%
11.2%/yr
Year 10
Capital Value
$549K
+34%
80 years remaining
Rental Income
+$476K
Total Position
$1.0M
+151%
9.6%/yr
Year 15
Capital Value
$636K
+56%
75 years remaining
Rental Income
+$773K
Total Position
$1.4M
+245%
8.6%/yr
Year 20
Capital Value
$737K
+81%
70 years remaining
Rental Income
+$1.1M
Total Position
$1.9M
+354%
7.9%/yr
Turnkey Management

Your property, professionally managed

Buying from abroad? You won't lift a finger. Vetted local management partners are 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 10+ yrs operating

Bali Villa Manager

Vetted

Full-service villa management across Bali — trusted since 2016

15%
Management fee
manager commission, of rental revenue — the P&L above models 20%, with Airbnb/Booking channel fees as a separate line whoever manages

All-in-one property management by the Villas of Bali team — daily, monthly and yearly rentals, staff supervision, maintenance and transparent monthly reporting, with a 24/7 concierge looking after your guests.

What the fee covers

  • Daily, monthly & yearly rental management
  • Listing & booking management on major platforms
  • Marketing & pricing strategy optimisation
  • 24/7 concierge & guest services
  • Staff supervision & professional housekeeping
  • Maintenance & repairs coordination
  • Financial reporting & accounting
  • Monthly owner statements & payouts
Visit Bali Villa Manager
Vetted by Brixfox 15+ yrs operating

Villa Bali Management

Vetted

The art of Balinese hospitality, tailored to every home

20%
Management fee
manager commission, of rental revenue — the P&L above models 20%, with Airbnb/Booking channel fees as a separate line whoever manages

Airbnb Ambassador and 10+ year Superhost — rated among Airbnb’s top hosts in the Asia-Pacific region. Full-service management from staff and maintenance to dynamic pricing, 24/7 guest support and monthly owner reports.

What the fee covers

  • Full staff & operations management
  • 24/7 maintenance & regular villa inspections
  • Multi-platform listings (Airbnb, Booking.com, Agoda, Expedia)
  • Dynamic pricing & revenue management
  • 24/7 guest concierge & support
  • Financial tracking & monthly owner reports
Visit Villa Bali Management

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
10.2% annual return
Occupancy
Good
67% average occupancy
Nightly Rate
Strong
$247 per night
Visual Appeal
Strong
9/10 visual appeal
Size & Space
Average
228 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
90 years remaining on lease

Top Highlights

Prime location in Uluwatu — high tourist traffic
High rental yield at 10.2% — outperforms most villas in this market
Premium nightly rate of $247 — positioned in the top tier

Watch Out

Compact plot at 228 m² — limited expansion potential
STR zoning not confirmed — verify before purchasing for short-term rental use

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

47% occ.
7.1%
$2,410/mo
57% occ.
8.6%
$2,936/mo
67% occ.
10.2%
$3,461/mo
current
77% occ.
11.7%
$3,987/mo

Lease Timeline

90 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.