Brand new two bedroom leasehold property in fashionable Uluwatu district

Brand new two bedroom leasehold property in fashionable Uluwatu district

Bali, Bali

$192k

Price

13.5%

ROI

2

Bedrooms

49%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 150 m²
Build: 109 m²
Est. Revenue: $41k/yr
Avg Nightly Rate: $226

Investment Analysis

Located in the vibrant and ever-popular Uluwatu district, this brand new two-bedroom leasehold villa offers a stylish blend of comfort and modern living.

Kibarer
Bali / Uluwatu

Brand new two bedroom leasehold property in fashionable Uluwatu district

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
109 m²
Land Plot
150 m²
Tenure
Lease 23yr
Yield Curve Status

Grade B investment — short-term rental yields 14.6% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score61
GradeB
Brixfox Intelligence
61BStrong
Score Breakdown
ROI & Yield67%
Capital Growth64%
Risk Profile63%
Market Demand61%

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
+12.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-2.6%
-$25K in 5yr (-13%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
14.6%
$2,348/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
6.8 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$226/night
50% ($113)Brixfox estimate($226/night)200% ($452)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Yearly income
$28,175
Airbnb data$226/night · 49% occupancy
Rental income
$226/night · 49% occ.
$40,730
Running costs (20%)
Utilities, cleaning, maintenance
-$8,146
Income tax (10%)
Indonesian rental income tax
-$4,073
Property tax
Annual property tax
-$337
Net income
14.6% ROI
$28,175

Long-Term Rental

Yearly income
$25,746
7 comps
Rental income
$3,757/mo
$36,072
Agency fee (10%)
Finder's fee per tenant
-$3,607
Vacancy (~8%)
1.5mo gap per tenancy
-$2,775
Income tax (10%)
Indonesian rental income tax
-$3,607
Property tax
Annual property tax
-$337
Net income
13.4% ROI
$25,746

Short-term rental earns 1.1x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 23 years remaining.

$1.1M$789K$526K$263K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $192KPeak 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
$167K
-13%
18 years remaining
Rental Income
+$150K
Total Position
$317K
+65%
10.5%/yr
Year 10
Capital Value
$108K
-44%
13 years remaining
Rental Income
+$323K
Total Position
$431K
+124%
8.4%/yr
Year 15
Capital Value
$50K
-74%
8 years remaining
Rental Income
+$524K
Total Position
$574K
+198%
7.6%/yr
Year 20
Capital Value
$12K
-94%
3 years remaining
Rental Income
+$757K
Total Position
$769K
+300%
7.2%/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
14.6% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Strong
$226 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
150 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 14.6% — outperforms most Bali villas
Premium nightly rate of $226 — positioned in the top tier

Watch Out

Occupancy at 49% — factor in seasonal gaps
Compact plot at 150 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

30% occ.
8.8%
$1,414/mo
40% occ.
11.8%
$1,895/mo
49% occ.
14.6%
$2,348/mo
current
59% occ.
17.6%
$2,829/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.