Great investment two bedroom off plan villa in Lodtunduh Ubud

Great investment two bedroom off plan villa in Lodtunduh Ubud

Bali, Bali

$216k

Price

1.8%

ROI

2

Bedrooms

4%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 181 m²
Build: 190 m²
Est. Revenue: $3k/yr
Avg Nightly Rate: $227

Investment Analysis

Discover an exceptional investment opportunity with this two-bedroom off-plan villa in the serene enclave of Lodtunduh, just 15 minutes from Ubud's vibrant center.

Kibarer
Bali / Lodtunduh

Great investment two bedroom off plan villa in Lodtunduh Ubud

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
190 m²
Land Plot
181 m²
Tenure
Lease 23yr
Yield Curve Status

Grade D investment — long-term rental yields 3.7% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score31
GradeD
Brixfox Intelligence
31DBelow Avg
Score Breakdown
ROI & Yield34%
Capital Growth33%
Risk Profile34%
Market Demand31%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
-1.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-2.6%
-$28K in 5yr (-13%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
0.9%
$156/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
22 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
—
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$227/night
50% ($113)Brixfox estimate($227/night)200% ($454)
Occupancy
4%
10%Brixfox estimate(4%)100%

Short-Term Rental

Yearly income
$1,871
Airbnb data$227/night · 4% occupancy
Rental income
$227/night · 4% occ.
$3,213
Running costs (20%)
Utilities, cleaning, maintenance
-$643
Income tax (10%)
Indonesian rental income tax
-$321
Property tax
Annual property tax
-$378
Net income
0.9% ROI
$1,871

Long-Term Rental

Yearly income
$7,893
31 comps
Rental income
$1,192/mo
$11,439
Agency fee (10%)
Finder's fee per tenant
-$1,144
Vacancy (~8%)
1.5mo gap per tenancy
-$880
Income tax (10%)
Indonesian rental income tax
-$1,144
Property tax
Annual property tax
-$378
Net income
3.7% ROI
$7,893

Long-term rental earns more with lower risk and less effort.

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$216,049
BPHTB (freehold transfer tax)$10,802
Notary & registration$1,800
Legal / due diligence$2,160
Total acquisition costs$14,762
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$4,750
($0–$9,500)
Furnishing & STR launch
2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$35,700
All-in investment$271,261

Gross yield (asking)

1.5%

True gross yield (all-in)

1.2%

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 23 years remaining.

$249K$187K$125K$62K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $216KPeak Capital Value: Now
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.
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
$188K
-13%
18 years remaining
Rental Income
+$10K
Total Position
$198K
-8%
-1.8%/yr
Year 10
Capital Value
$121K
-44%
13 years remaining
Rental Income
+$21K
Total Position
$142K
-34%
-4.1%/yr
Year 15
Capital Value
$56K
-74%
8 years remaining
Rental Income
+$35K
Total Position
$91K
-58%
-5.6%/yr
Year 20
Capital Value
$14K
-94%
3 years remaining
Rental Income
+$50K
Total Position
$64K
-70%
-5.9%/yr

Location

Bali

Lodtunduh, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
0.9% annual return
Occupancy
Weak
4% average occupancy
Nightly Rate
Strong
$227 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Average
181 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
23 years remaining on lease

Top Highlights

Premium nightly rate of $227 — positioned in the top tier

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 0.9% is below the market average — model your cashflow carefully

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
7.9%
$1,417/mo
40% occ.
10.6%
$1,900/mo
4% occ.
0.9%
$156/mo
current
14% occ.
3.5%
$639/mo

Lease Timeline

23 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 8 years while the property is still easy to sell.

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.