Rare 2br Investment Villas Near Thomas & Suluban Beach

Rare 2br Investment Villas Near Thomas & Suluban Beach

Uluwatu, Bali

$301k

Price

9.0%

ROI

2

Bedrooms

73%

Occupancy

2 Bathrooms
Ownership: Freehold
Land: 100 m²
Build: 100 m²
Est. Revenue: $43k/yr
Avg Nightly Rate: $160

Investment Analysis

After a sold-out success in Bingin, Nuju Villas returns with a limited new release in one of Uluwatu’s most desirable locations. Just minutes from Thomas and Suluban Beach, and within walking distance to iconic venues like Yuki, Mason, Baked, and Ulu Cliffhouse, this collection of villas redefines laid-back luxury with unbeatable lifestyle access. Each unit…

2-bedroom freehold villa in Uluwatu — photo 1 of 5
Propertia
2-bedroom freehold villa in Uluwatu — photo 2 of 5
2-bedroom freehold villa in Uluwatu — photo 3 of 5
2-bedroom freehold villa in Uluwatu — photo 4 of 5
2-bedroom freehold villa in Uluwatu — photo 5 of 5

Rare 2br Investment Villas Near Thomas & Suluban Beach

Uluwatu · Mas · Ref BF-3080 Source verified · Propertia · listed 20 May 2026
Asking price · Freehold
$301,350
Inquire — direct to agent
Ownership
Freehold
Bedrooms
2
Bathrooms
2
Built area
100 m²
Land
100 m²
Gross yield
12.0%
Est. ADR
$160/night
Occupancy
73%
Brixfox Score 79 · B+Financial analysis ↓
Modelled from Airbnb listings we track across Uluwatu — live calendar data. Projections are estimates, not financial advice.

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Financial analysis
· Brixfox Standard · Non-resident · Fully managed
Fully managed is the Brixfox Standard shown on every card: a full-service manager whose commission includes the OTA/channel listing (not the cleaning cost — changeovers are funded by guest cleaning fees; you bear the residual). Self-managed drops the commission but pays the OTA host fee directly — and your own time.
Net yieldNet operating income ÷ all-in investment. After local operating taxes; before home-country personal tax and financing costs. Modelled from observed market performance of comparable Airbnb listings.
Gross yield · all-in basis
12.0%
−7.1 pts in operating costs & local taxes
Before tax in your home country and financing costs. Estimates, not financial advice.

Revenue assumptions

Derived from the comparable Airbnb listings below. The headline ADR is the expected BOOKED rate — nearby asking prices corrected by the AirDNA-measured asking-to-booked factor (~−33% on Bali). Occupancy is calibrated against AirDNA reference homes nearby. Comp cards below show raw asking prices.
Expected ADR
$160
Expected booked rate (asking −33%, AirDNA-calibrated)
Expected occupancy
73%
Full-year estimate, AirDNA-calibrated
Projected annual revenue
$42,707
ADR × occupancy × 365
Seasonal occupancy pattern
Peak Jul +25% · Low Feb -15%
J
F
M
A
M
J
J
A
S
O
N
D
Modelled monthly index (relative to the annual average) — replaced by measured per-market indices as calendar history matures.

Investment basis

The true all-in acquisition cost — asking price plus purchase costs, renovation and furnishing. Every yield on this page is computed against this total, not the asking price.
Adjust the figures to your deal — yields recalculate live.
Purchase price· asking
$
Acquisition costs· 6.6% of price, auto-calculated
$19,882
BPHTB (freehold transfer tax)$15,068
Notary & registration$1,800
Legal fees$3,014
Renovation budget· Off-plan / new build — delivered brand-new, no renovation budgeted.
$
Furniture & STR launch· default ≈ $17,850/bedroom
$
All-in investment
$356,932
+18.4% over asking
Fully managed scenarioSwitch the scenario with the toggle at the top of the financial analysis — it drives every figure on this page.
Gross annual revenue
$42,707
Management fee
%−$10,677
OTA / channel fees
%$-0
Cleaning (net of guest fees)
%−$1,708
Utilities, insurance & consumables
%−$3,417
Lodging / tourist tax
%−$4,271
Maintenance reserve
%−$3,014
Annual property tax
%−$301
Local income tax
%−$1,932
Net operating income
$17,388/yr
Net yield on all-in investment
4.9%

Total return estimate

OptionalNet yield plus an appreciation assumption you choose. Appreciation is a forward-looking assumption, not data — which is why it defaults to 0% and is kept out of the yield figures above.
Annual appreciation assumption0%
0%6% · Uluwatu 5-yr avg — historical, not a forecast8%
Indicative total return
4.9%/yr
4.9% net yield + 0% appreciation
Appreciation assumptions are illustrative only. Past regional price growth does not predict future performance; local supply, regulation and currency moves can materially change outcomes. Not financial advice.

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Where it sits — and the comps around it

The Airbnb listings behind the market evidence above, on the map.

Location

Uluwatu

Mas, Pin from agency listing

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Good
4.9% net yield on all-in cost
Occupancy
Good
73% average occupancy
Nightly Rate
Good
$160 per night
Visual Appeal
Strong
8/10 visual appeal
Size & Space
Weak
100 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

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Risks & What-If

What if occupancy changes?

Brixfox Standard · Non-resident · Fully managed · net yield on all-in cost

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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.

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Bali Villa Manager

Vetted

Full-service villa management across Bali — trusted since 2016

20%
Management fee
of rental revenue — already in your Managed figures

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
of rental revenue — already in your Managed figures

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
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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.