PRIME COMFORT and ELEGANCE IN UNGASAN

PRIME COMFORT and ELEGANCE IN UNGASAN

Bali, Bali

$241k

Price

4.4%

ROI

2

Bedrooms

50%

Occupancy

2 Bathrooms
Ownership: freehold
Land: 183 m²
Build: 123 m²
Est. Revenue: $20k/yr
Avg Nightly Rate: $111

Investment Analysis

Nestled in the tranquil village of Ungasan, this beautifully designed villa offers a perfect blend of modern comfort and tropical serenity.

Propertia
Bali / Ungasan

PRIME COMFORT and ELEGANCE IN UNGASAN

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
123 m²
Land Plot
183 m²
Tenure
Freehold
Yield Curve Status

Grade C+ investment — short-term rental yields 5.7% net return annually.

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The Investment

Brixfox Score49
GradeC+
Brixfox Intelligence
49C+Moderate
Score Breakdown
ROI & Yield54%
Capital Growth51%
Risk Profile52%
Market Demand49%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+10.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$52K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.7%
$1,137/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
17.7 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$111/night
50% ($55)Brixfox estimate($111/night)200% ($221)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Yearly income
$13,639
Airbnb data$111/night · 50% occupancy
Rental income
$111/night · 50% occ.
$20,087
Running costs (20%)
Utilities, cleaning, maintenance
-$4,017
Income tax (10%)
Indonesian rental income tax
-$2,009
Property tax
Annual property tax
-$421
Net income
5.7% ROI
$13,639

Long-Term Rental

Yearly income
$13,067
8 comps
Rental income
$1,943/mo
$18,654
Agency fee (10%)
Finder's fee per tenant
-$1,865
Vacancy (~8%)
1.5mo gap per tenancy
-$1,435
Income tax (10%)
Indonesian rental income tax
-$1,865
Property tax
Annual property tax
-$421
Net income
5.4% ROI
$13,067

Short-term rental earns 1.0x more but requires active management.

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$240,741
BPHTB (freehold transfer tax)$12,037
Notary & registration$1,800
Legal / due diligence$2,407
Total acquisition costs$16,244
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$3,075
($0–$6,150)
Furnishing & STR launch
2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$35,700
All-in investment$295,760

Gross yield (asking)

8.3%

True gross yield (all-in)

6.8%

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

Freehold — 4%/yr appreciation in Bali.

$1.6M$1.2M$822K$411K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $241K
Capital appreciation
Property value growing at +4%/yr based on Bali 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 15: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$293K
+22%
Rental Income
+$72K
Total Position
$365K
+52%
8.7%/yr
Year 10
Capital Value
$356K
+48%
Rental Income
+$156K
Total Position
$513K
+113%
7.9%/yr
Year 20
Capital Value
$527K
+119%
Rental Income
+$366K
Total Position
$894K
+271%
6.8%/yr
Year 30
Capital Value
$781K
+224%
Rental Income
+$649K
Total Position
$1.4M
+494%
6.1%/yr

Location

Bali

Ungasan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.7% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Average
$111 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Average
183 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 50% — 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.
3.3%
$672/mo
40% occ.
4.5%
$907/mo
50% occ.
5.7%
$1,137/mo
current
60% occ.
6.8%
$1,372/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.