Off plan three bedroom leasehold villa in Uluwatu

Off plan three bedroom leasehold villa in Uluwatu

Bali, Bali

$498k

Price

5.4%

ROI

3

Bedrooms

53%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 228 m²
Build: 226 m²
Est. Revenue: $97k/yr
Avg Nightly Rate: $499

Investment Analysis

Immerse yourself in the splendor of Uluwatu with this off-plan three-bedroom villa, nestled within a prestigious 5-star complex.

Kibarer
Bali / Uluwatu
Long Lease

Off plan three bedroom leasehold villa in Uluwatu

Inventory
3 Beds
Bathrooms
4 Baths
Built Area
226 m²
Land Plot
228 m²
Tenure
Lease 90yr
Yield Curve Status

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

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The Investment

Brixfox Score52
GradeC+
Brixfox Intelligence
52C+Moderate
Score Breakdown
ROI & Yield57%
Capital Growth55%
Risk Profile54%
Market Demand52%

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
+16.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.2%
+$79K in 5yr (+16%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
13.4%
$5,572/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
6 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)
$499/night
50% ($249)Brixfox estimate($499/night)200% ($998)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Yearly income
$66,864
Airbnb data$499/night · 53% occupancy
Rental income
$499/night · 53% occ.
$96,766
Running costs (20%)
Utilities, cleaning, maintenance
-$19,353
Income tax (10%)
Indonesian rental income tax
-$9,677
Property tax
Annual property tax
-$872
Net income
13.4% ROI
$66,864

Long-Term Rental

Yearly income
$9,154
31 comps
Rental income
$1,444/mo
$13,866
Agency fee (10%)
Finder's fee per tenant
-$1,387
Vacancy (~8%)
1.5mo gap per tenancy
-$1,067
Income tax (10%)
Indonesian rental income tax
-$1,387
Property tax
Annual property tax
-$872
Net income
1.8% ROI
$9,154

Short-term rental earns 7.3x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 90 years remaining.

$34.1M$25.6M$17.0M$8.5M$0Yr 0Yr 15Yr 30Yr 45Yr 60Yr 75Yr 90Purchase PriceIlliquid zoneUnsellableToday: $498KPeak Capital Value: Yr 65 ($3.1M)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 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
$578K
+16%
85 years remaining
Rental Income
+$355K
Total Position
$933K
+87%
13.4%/yr
Year 10
Capital Value
$670K
+34%
80 years remaining
Rental Income
+$767K
Total Position
$1.4M
+188%
11.2%/yr
Year 15
Capital Value
$777K
+56%
75 years remaining
Rental Income
+$1.2M
Total Position
$2.0M
+305%
9.8%/yr
Year 20
Capital Value
$900K
+81%
70 years remaining
Rental Income
+$1.8M
Total Position
$2.7M
+441%
8.8%/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
Strong
13.4% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Strong
$499 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
228 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
90 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 $499 — positioned in the top tier

Watch Out

Occupancy at 53% — factor in seasonal gaps
Compact plot at 228 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

33% occ.
8.3%
$3,447/mo
43% occ.
10.9%
$4,510/mo
53% occ.
13.4%
$5,572/mo
current
63% occ.
16.0%
$6,634/mo

Lease Timeline

90 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.