Upcoming Two Bedroom Villa in tourist's centre of Ubud

Upcoming Two Bedroom Villa in tourist's centre of Ubud

Bali, Bali

$195k

Price

1.9%

ROI

2

Bedrooms

4%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 76 m²
Build: 80.6 m²
Est. Revenue: $3k/yr
Avg Nightly Rate: $227

Investment Analysis

Ubud is the ideal city for those who dream of exploring the ancient temples and royal landmarks of Indonesia, which have grown up between green fields and rice terraces. The suburb of Ubud, on the other hand, has become a treasure trove for art lovers, as it is home to many galleries and studios where famous Asian artists have worked. Close with Ubud's tourist centre, walking distance to spas, restaurants, beauty salons and attractions , distance to Raya Ubud mainstreet is 3 minutes. Offer two bedroom ensuite bathroom with pink zone , Fully furnished , Bike parking include . Construction period 14 months . Got sunset view from the second floor panoramic window . This project offer 3 units with different price and land , and building size , starting USD 180.000 - 195.000 USD . First villa comes with pool , 2 villas in row has a shared pool or Possible to transform 2 small villas in to 1 big villa by clients request .

Kibarer
Bali / Ubud

Upcoming Two Bedroom Villa in tourist's centre of Ubud

Inventory
2 Beds
Bathrooms
3 Baths
Built Area
80.6 m²
Land Plot
76 m²
Tenure
Lease 22yr
Yield Curve Status

Grade D investment — long-term rental yields 1.7% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score33
GradeD
Brixfox Intelligence
33DBelow Avg
Score Breakdown
ROI & Yield36%
Capital Growth35%
Risk Profile36%
Market Demand33%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
-2.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-3.7%
-$36K in 5yr (-18%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.0%
$159/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
21 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
—
Rental only

Income Breakdown

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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
$1,908
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
-$341
Net income
1.0% ROI
$1,908

Long-Term Rental

Yearly income
$3,345
31 comps
Rental income
$531/mo
$5,099
Agency fee (10%)
Finder's fee per tenant
-$510
Vacancy (~8%)
1.5mo gap per tenancy
-$392
Income tax (10%)
Indonesian rental income tax
-$510
Property tax
Annual property tax
-$341
Net income
1.7% ROI
$3,345

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$195,000
BPHTB (freehold transfer tax)$9,750
Notary & registration$1,800
Legal / due diligence$1,950
Total acquisition costs$13,500
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$2,015
($0–$4,030)
Furnishing & STR launch
2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$35,700
All-in investment$246,215

Gross yield (asking)

1.6%

True gross yield (all-in)

1.3%

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 22 years remaining.

$225K$169K$112K$56K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $195KPeak 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
$159K
-18%
17 years remaining
Rental Income
+$10K
Total Position
$169K
-13%
-2.8%/yr
Year 10
Capital Value
$97K
-50%
12 years remaining
Rental Income
+$22K
Total Position
$119K
-39%
-4.8%/yr
Year 15
Capital Value
$41K
-79%
7 years remaining
Rental Income
+$35K
Total Position
$77K
-61%
-6.0%/yr
Year 20
Capital Value
$9K
-96%
2 years remaining
Rental Income
+$51K
Total Position
$60K
-69%
-5.7%/yr

Location

Bali

Ubud, Approximate area

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Villa Scorecard

Location
Good
Popular area with steady demand
Rental Yield
Weak
1.0% annual return
Occupancy
Weak
4% average occupancy
Nightly Rate
Strong
$227 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
76 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
22 years remaining on lease

Top Highlights

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

Watch Out

Yield of 1.0% is below the market average — model your cashflow carefully
Occupancy at 4% — 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.
8.7%
$1,421/mo
40% occ.
11.7%
$1,904/mo
4% occ.
1.0%
$159/mo
current
14% occ.
4.0%
$642/mo

Lease Timeline

22 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 7 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.