New three bedroom leasehold ocean views villa in Uluwatu

New three bedroom leasehold ocean views villa in Uluwatu

Bali, Bali

$570k

Price

5.2%

ROI

3

Bedrooms

54%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 265 m²
Build: 284 m²
Est. Revenue: $111k/yr
Avg Nightly Rate: $564

Investment Analysis

Experience unparalleled luxury with this new three-bedroom leasehold villa in Uluwatu, boasting breathtaking ocean and jungle views.

Kibarer
Bali / Uluwatu

New three bedroom leasehold ocean views villa in Uluwatu

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
284 m²
Land Plot
265 m²
Tenure
Lease 23yr
Yield Curve Status

Grade B+ investment — short-term rental yields 13.4% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score65
GradeB+
Brixfox Intelligence
65B+Strong
Score Breakdown
ROI & Yield72%
Capital Growth68%
Risk Profile67%
Market Demand65%

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
+10.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-2.6%
-$74K in 5yr (-13%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
13.4%
$6,363/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
7.5 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$564/night
50% ($282)Brixfox estimate($564/night)200% ($1129)
Occupancy
54%
10%Brixfox estimate(54%)100%

Short-Term Rental

Yearly income
$76,360
Airbnb data$564/night · 54% occupancy
Rental income
$564/night · 54% occ.
$110,511
Running costs (20%)
Utilities, cleaning, maintenance
-$22,102
Income tax (10%)
Indonesian rental income tax
-$11,051
Property tax
Annual property tax
-$998
Net income
13.4% ROI
$76,360

Long-Term Rental

Yearly income
$11,284
31 comps
Rental income
$1,769/mo
$16,985
Agency fee (10%)
Finder's fee per tenant
-$1,699
Vacancy (~8%)
1.5mo gap per tenancy
-$1,307
Income tax (10%)
Indonesian rental income tax
-$1,699
Property tax
Annual property tax
-$998
Net income
2.0% ROI
$11,284

Short-term rental earns 6.8x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 23 years remaining.

$2.8M$2.1M$1.4M$712K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $570KPeak Capital Value: NowPaid 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 7: 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
$496K
-13%
18 years remaining
Rental Income
+$405K
Total Position
$901K
+58%
9.6%/yr
Year 10
Capital Value
$319K
-44%
13 years remaining
Rental Income
+$875K
Total Position
$1.2M
+110%
7.7%/yr
Year 15
Capital Value
$148K
-74%
8 years remaining
Rental Income
+$1.4M
Total Position
$1.6M
+175%
7.0%/yr
Year 20
Capital Value
$37K
-94%
3 years remaining
Rental Income
+$2.1M
Total Position
$2.1M
+266%
6.7%/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
13.4% annual return
Occupancy
Average
54% average occupancy
Nightly Rate
Strong
$564 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
265 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
23 years remaining on lease

Top Highlights

Prime location in Uluwatu — high tourist traffic
High rental yield at 13.4% — outperforms most Bali villas
Premium nightly rate of $564 — positioned in the top tier

Watch Out

Occupancy at 54% — factor in seasonal gaps
Compact plot at 265 m² — limited expansion potential

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

34% occ.
8.3%
$3,960/mo
44% occ.
10.9%
$5,162/mo
54% occ.
13.4%
$6,363/mo
current
64% occ.
15.9%
$7,565/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.