New two bedroom leasehold villas in Uluwatu near the beach

New two bedroom leasehold villas in Uluwatu near the beach

Bali, Bali

$260k

Price

1.5%

ROI

2

Bedrooms

4%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 250 m²
Build: 92 m²
Est. Revenue: $3k/yr
Avg Nightly Rate: $238

Investment Analysis

Experience the pinnacle of coastal living in Uluwatu with our newly unveiled two-bedroom leasehold villas, situated just moments away from the pristine beaches.

Kibarer
Bali / Uluwatu

New two bedroom leasehold villas in Uluwatu near the beach

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
92 m²
Land Plot
250 m²
Tenure
Lease 28yr
Yield Curve Status

Grade C investment — long-term rental yields 2.3% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score38
GradeC
Brixfox Intelligence
38CModerate
Score Breakdown
ROI & Yield42%
Capital Growth40%
Risk Profile41%
Market Demand38%

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
+1.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.3%
+$4K in 5yr (+1%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
0.8%
$163/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
27 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
—
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$238/night
50% ($119)Brixfox estimate($238/night)200% ($476)
Occupancy
4%
10%Brixfox estimate(4%)100%

Short-Term Rental

Yearly income
$1,955
Airbnb data$238/night · 4% occupancy
Rental income
$238/night · 4% occ.
$3,443
Running costs (20%)
Utilities, cleaning, maintenance
-$689
Income tax (10%)
Indonesian rental income tax
-$344
Property tax
Annual property tax
-$455
Net income
0.8% ROI
$1,955

Long-Term Rental

Yearly income
$5,944
31 comps
Rental income
$922/mo
$8,850
Agency fee (10%)
Finder's fee per tenant
-$885
Vacancy (~8%)
1.5mo gap per tenancy
-$681
Income tax (10%)
Indonesian rental income tax
-$885
Property tax
Annual property tax
-$455
Net income
2.3% ROI
$5,944

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 28 years remaining.

$316K$237K$158K$79K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $260KPeak Capital Value: Yr 3 ($266K)
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
$264K
+1%
23 years remaining
Rental Income
+$10K
Total Position
$274K
+5%
1.1%/yr
Year 10
Capital Value
$229K
-12%
18 years remaining
Rental Income
+$22K
Total Position
$252K
-3%
-0.3%/yr
Year 15
Capital Value
$148K
-43%
13 years remaining
Rental Income
+$36K
Total Position
$184K
-29%
-2.3%/yr
Year 20
Capital Value
$68K
-74%
8 years remaining
Rental Income
+$53K
Total Position
$121K
-53%
-3.8%/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
Weak
0.8% annual return
Occupancy
Weak
4% average occupancy
Nightly Rate
Strong
$238 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Average
250 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
28 years remaining on lease

Top Highlights

Prime location in Uluwatu — high tourist traffic
Premium nightly rate of $238 — positioned in the top tier
28+ year lease — strong tenure runway

Watch Out

Yield of 0.8% 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.
6.8%
$1,484/mo
40% occ.
9.2%
$1,991/mo
4% occ.
0.8%
$163/mo
current
14% occ.
3.1%
$670/mo

Lease Timeline

28 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.