TRANQUIL 1-BEDROOM OASIS IN ULUWATU

TRANQUIL 1-BEDROOM OASIS IN ULUWATU

Ungasan, Bali

$178k

Price

9.6%

ROI

1

Bedrooms

45%

Occupancy

1 Bathrooms
Ownership: Freehold
Land: 70 m²
Build: 70 m²
Est. Revenue: $25k/yr
Avg Nightly Rate: $151

Investment Analysis

Tucked away in the peaceful hills of Uluwatu, this modern tropical villa offers a serene escape. Just a 15-minute drive to the beach and 10 minutes from Bingin’s thriving café and restaurant scene, the location balances tranquility with easy access to the island’s most desirable spots. Designed for effortless living, the villa features one spacious […]

Propertia
Ungasan / Ungasan

TRANQUIL 1-BEDROOM OASIS IN ULUWATU

Inventory
1 Beds
Bathrooms
1 Baths
Built Area
70 m²
Land Plot
70 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 9.6% net return annually.

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The Investment

Brixfox Score67
GradeB+
Brixfox Intelligence
67B+Strong
Score Breakdown
ROI & Yield74%
Capital Growth70%
Risk Profile69%
Market Demand67%

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
+13.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$39K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.6%
$1,422/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
10.5 yr
Rental only

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.

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Nightly Rate (ADR)
$151/night
50% ($76)Brixfox estimate($151/night)200% ($303)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$17,061
Airbnb data$151/night · 45% occupancy
Rental income
$151/night · 45% occ.
$24,819
Running costs (20%)
Utilities, cleaning, maintenance
-$4,964
Income tax (10%)
Indonesian rental income tax
-$2,482
Property tax
Annual property tax
-$312
Net income
9.6% ROI
$17,061

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

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$178,350
BPHTB (freehold transfer tax)$8,918
Notary & registration$1,800
Legal / due diligence$1,784
Total acquisition costs$12,502
Renovation (~$130/m², from finish level)
Estimated from finish level — mid-range usually needs light refresh.		$9,100
($5,600–$12,600)
Furnishing & STR launch
1bd × $3,500 base + appliances, electronics, outdoor, licence, photography, linens.		$18,100
All-in investment$218,052

Gross yield (asking)

13.9%

True gross yield (all-in)

11.4%

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 Ungasan.

$1.6M$1.2M$799K$400K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $178K
Capital appreciation
Property value growing at +4%/yr based on Ungasan 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 10: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$217K
+22%
Rental Income
+$91K
Total Position
$308K
+72%
11.5%/yr
Year 10
Capital Value
$264K
+48%
Rental Income
+$196K
Total Position
$460K
+158%
9.9%/yr
Year 20
Capital Value
$391K
+119%
Rental Income
+$458K
Total Position
$849K
+376%
8.1%/yr
Year 30
Capital Value
$578K
+224%
Rental Income
+$812K
Total Position
$1.4M
+679%
7.1%/yr

Location

Ungasan

Ungasan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
9.6% annual return
Occupancy
Weak
45% average occupancy
Nightly Rate
Good
$151 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
70 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 9.6% — outperforms most villas in this market
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 45% — 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.
6.3%
$942/mo
40% occ.
8.5%
$1,264/mo
45% occ.
9.6%
$1,422/mo
current
55% occ.
11.7%
$1,744/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.