TURNKEY BEAUTIFUL 2-BEDROOM VILLA IN NUNGGALAN

TURNKEY BEAUTIFUL 2-BEDROOM VILLA IN NUNGGALAN

Bali, Bali

$177k

Price

11.9%

ROI

2

Bedrooms

53%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 100 m²
Build: 86.7 m²
Est. Revenue: $37k/yr
Avg Nightly Rate: $194

Investment Analysis

Located in Nunggalan, Uluwatu, this well-designed villa offers a great investment opportunity in a fast-growing area. Just 5 minutes from Nunggalan Beach and Nyang Nyang Beach, and close to popular cafés, restaurants, and Savaya, the location is highly attractive for both short- and long-term rentals.

Propertia
Bali / Uluwatu

TURNKEY BEAUTIFUL 2-BEDROOM VILLA IN NUNGGALAN

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
86.7 m²
Land Plot
100 m²
Tenure
Lease 27yr
Yield Curve Status

Grade B investment — short-term rental yields 14.5% net return annually.

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The Investment

Brixfox Score60
GradeB
Brixfox Intelligence
60BStrong
Score Breakdown
ROI & Yield66%
Capital Growth63%
Risk Profile62%
Market Demand60%

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
+14.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.0%
-$186 in 5yr (-0%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
14.5%
$2,147/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
6.9 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$194/night
50% ($97)Brixfox estimate($194/night)200% ($388)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Yearly income
$25,761
Airbnb data$194/night · 53% occupancy
Rental income
$194/night · 53% occ.
$37,245
Running costs (20%)
Utilities, cleaning, maintenance
-$7,449
Income tax (10%)
Indonesian rental income tax
-$3,724
Property tax
Annual property tax
-$310
Net income
14.5% ROI
$25,761

Long-Term Rental

Yearly income
$18,431
5 comps
Rental income
$2,700/mo
$25,919
Agency fee (10%)
Finder's fee per tenant
-$2,592
Vacancy (~8%)
1.5mo gap per tenancy
-$1,994
Income tax (10%)
Indonesian rental income tax
-$2,592
Property tax
Annual property tax
-$310
Net income
10.4% ROI
$18,431

Short-term rental earns 1.4x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 27 years remaining.

$1.2M$905K$603K$302K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $177KPeak Capital Value: Yr 2 ($180K)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 7: 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
$177K
-0%
22 years remaining
Rental Income
+$137K
Total Position
$314K
+77%
12.1%/yr
Year 10
Capital Value
$144K
-19%
17 years remaining
Rental Income
+$295K
Total Position
$440K
+148%
9.5%/yr
Year 15
Capital Value
$88K
-50%
12 years remaining
Rental Income
+$479K
Total Position
$567K
+220%
8.1%/yr
Year 20
Capital Value
$37K
-79%
7 years remaining
Rental Income
+$692K
Total Position
$730K
+312%
7.3%/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
Strong
14.5% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Good
$194 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
100 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
27 years remaining on lease

Top Highlights

Prime location in Uluwatu — high tourist traffic
High rental yield at 14.5% — outperforms most Bali villas
27+ year lease — strong tenure runway

Watch Out

Occupancy at 53% — factor in seasonal gaps
Compact plot at 100 m² — limited expansion potential

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

33% occ.
9.0%
$1,321/mo
43% occ.
11.7%
$1,734/mo
53% occ.
14.5%
$2,147/mo
current
63% occ.
17.3%
$2,559/mo

Lease Timeline

27 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.