Luxurious Off-Plan 4 Bedroom Villa in Uluwatu

Luxurious Off-Plan 4 Bedroom Villa in Uluwatu

Bali, Bali

$556k

Price

8.3%

ROI

4

Bedrooms

49%

Occupancy

5 Bathrooms
Ownership: leasehold
Land: 500 m²
Build: 300 m²
Est. Revenue: $92k/yr
Avg Nightly Rate: $514

Investment Analysis

This beautiful 2 story villa offers a view of the jungle and cliffs. It is located in a tourism land zone, near the Bvlgari Resort, surrounded by other beautiful villas, and close to ATV Bukit Sari.

Kibarer
Bali / Uluwatu

Luxurious Off-Plan 4 Bedroom Villa in Uluwatu

Inventory
4 Beds
Bathrooms
5 Baths
Built Area
300 m²
Land Plot
500 m²
Tenure
Lease 27yr
Yield Curve Status

Grade B investment — short-term rental yields 11.4% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score59
GradeB
Brixfox Intelligence
59BStrong
Score Breakdown
ROI & Yield65%
Capital Growth62%
Risk Profile61%
Market Demand59%

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
+11.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.0%
-$584 in 5yr (-0%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
11.4%
$5,294/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
8.7 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$514/night
50% ($257)Brixfox estimate($514/night)200% ($1027)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Yearly income
$63,532
Airbnb data$514/night · 49% occupancy
Rental income
$514/night · 49% occ.
$92,149
Running costs (20%)
Utilities, cleaning, maintenance
-$18,430
Income tax (10%)
Indonesian rental income tax
-$9,215
Property tax
Annual property tax
-$972
Net income
11.4% ROI
$63,532

Long-Term Rental

Yearly income
$25,945
30 comps
Rental income
$3,878/mo
$37,225
Agency fee (10%)
Finder's fee per tenant
-$3,723
Vacancy (~8%)
1.5mo gap per tenancy
-$2,863
Income tax (10%)
Indonesian rental income tax
-$3,723
Property tax
Annual property tax
-$972
Net income
4.7% ROI
$25,945

Short-term rental earns 2.4x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 27 years remaining.

$3.0M$2.2M$1.5M$744K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $556KPeak Capital Value: Yr 2 ($564K)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 8: 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
$555K
-0%
22 years remaining
Rental Income
+$337K
Total Position
$892K
+61%
9.9%/yr
Year 10
Capital Value
$453K
-19%
17 years remaining
Rental Income
+$728K
Total Position
$1.2M
+113%
7.8%/yr
Year 15
Capital Value
$276K
-50%
12 years remaining
Rental Income
+$1.2M
Total Position
$1.5M
+162%
6.6%/yr
Year 20
Capital Value
$117K
-79%
7 years remaining
Rental Income
+$1.7M
Total Position
$1.8M
+228%
6.1%/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
11.4% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Strong
$514 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Good
500 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 11.4% — outperforms most Bali villas
Premium nightly rate of $514 — positioned in the top tier

Watch Out

Occupancy at 49% — factor in seasonal gaps
STR zoning not confirmed — verify before purchasing for short-term rental use

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

30% occ.
6.9%
$3,200/mo
40% occ.
9.3%
$4,294/mo
49% occ.
11.4%
$5,294/mo
current
59% occ.
13.8%
$6,388/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.