Spacious Modern Off Plan Villa in Ubud for Sale

Spacious Modern Off Plan Villa in Ubud for Sale

Ubud, Bali

$438k

Price

3

Bedrooms

55%

Occupancy

3 Bathrooms
Ownership: Leasehold
Land: 250 m²
Build: 216 m²
Est. Revenue: $44k/yr
Avg Nightly Rate: $219

How it compares in Ubud

  • Expected occupancy of 55% compares with a 65% median across 604 tracked Ubud villas.
  • Its expected nightly rate of $219 sits above the Ubud median of $174.
  • Brixfox ranks its projected net yield in the bottom half of the 598 live Ubud listings it tracks.
How Brixfox computes these figures

Investment Analysis

<p>This stylish modern style off plan real estate is located in a prime area of Ubud. This gorgeous apartment features 3 classy bedroom with ensuite b

Price
$438,000
3-bedroom leasehold villa in Ubud — photo 1 of 5
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Spacious Modern Off Plan Villa in Ubud for Sale

Ubud · Ref BF-331Source · Kibarer · listed 4 May 2026
Asking price · Leasehold
$438,000
Ownership
Leasehold
Bedrooms
3
Bathrooms
3
Built area
216 m²
Land
250 m²
True net yield
3.9%
≈ $2,314/mo net after costs & tax
Cash yield while the lease runs — capital not recovered after 21 yrs
Lease-adjusted return
-0.9% / yr
over 21-yr lease, capital not recovered
Brixfox Score 60 · C+
21 yrs left on lease
Short lease — 21 yrs left. The 3.9% net yield is cash income while the lease runs; your capital is not recovered when it ends. Adjusted for the lease decay, the real return is about -0.9%/yr — unless you extend the lease.

What nearby Airbnbs actually earn

Brixfox tracks the live availability calendars of Airbnb listings around this property. The rates and occupancy below are observed from real bookings — this is the data behind every yield figure on this page.

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$219/night
50% ($109)Brixfox estimate($219/night)200% ($437)
Occupancy
55%
10%Brixfox estimate(55%)100%

Short-Term Rental

Indicative
Yearly income
$29,959
Likely range $17,975 – $41,942
Airbnb data$219/night · 55% occupancy
Rental income
$219/night · 55% occ.
$43,893
Running costs (20%)
Utilities, cleaning, maintenance
-$8,779
Income tax (10%)
Indonesian rental income tax
-$4,389
Property tax
Annual property tax
-$767
Net income
6.8% ROI
$29,959

True all-in investment

What the headline asking price actually costs once mandatory taxes, fees, renovation, and furnishing are added. Yields rebased onto this number — closer to what you'll really earn against what you'll really pay.

Asking price$438,000
Lease transfer & notarial admin (~1%)$4,380
Notary & registration$1,800
Legal / due diligence$4,380
Total acquisition costs$10,560
RenovationMove-in ready
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$42,900
All-in investment$491,460

Gross yield (asking)

10.0%

True gross yield (all-in)

8.9%

Bali estimates assume freehold (Hak Milik) acquisition via PT PMA. Leasehold (Hak Sewa) deals have lower transfer costs (~1% vs 5% BPHTB). Renovation rates calibrated to Bali contractor pricing. Working capital not included.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 21 years remaining.

$988K$741K$494K$247K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $438KPeak Capital Value: NowPaid back
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 13: 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
$332K
-24%
16 years remaining
Rental Income
+$159K
Total Position
$491K
+12%
2.3%/yr
Year 10
Capital Value
$189K
-57%
11 years remaining
Rental Income
+$343K
Total Position
$532K
+21%
2.0%/yr
Year 15
Capital Value
$70K
-84%
6 years remaining
Rental Income
+$557K
Total Position
$627K
+43%
2.4%/yr
Year 20
Capital Value
$10K
-98%
1 year remaining
Rental Income
+$805K
Total Position
$815K
+86%
3.2%/yr
Turnkey Management

Your property, professionally managed

Buying from abroad? You won't lift a finger. Vetted local management partners are already connected to this listing — ready to run it as a short-stay rental from day one, so the Managed projections above are something you can actually rely on.

Vetted by Brixfox 10+ yrs operating

Bali Villa Manager

Vetted

Full-service villa management across Bali — trusted since 2016

15%
Management fee
manager commission, of rental revenue — the P&L above models 20%, with Airbnb/Booking channel fees as a separate line whoever manages

All-in-one property management by the Villas of Bali team — daily, monthly and yearly rentals, staff supervision, maintenance and transparent monthly reporting, with a 24/7 concierge looking after your guests.

What the fee covers

  • Daily, monthly & yearly rental management
  • Listing & booking management on major platforms
  • Marketing & pricing strategy optimisation
  • 24/7 concierge & guest services
  • Staff supervision & professional housekeeping
  • Maintenance & repairs coordination
  • Financial reporting & accounting
  • Monthly owner statements & payouts
Visit Bali Villa Manager
Vetted by Brixfox 15+ yrs operating

Villa Bali Management

Vetted

The art of Balinese hospitality, tailored to every home

20%
Management fee
manager commission, of rental revenue — the P&L above models 20%, with Airbnb/Booking channel fees as a separate line whoever manages

Airbnb Ambassador and 10+ year Superhost — rated among Airbnb’s top hosts in the Asia-Pacific region. Full-service management from staff and maintenance to dynamic pricing, 24/7 guest support and monthly owner reports.

What the fee covers

  • Full staff & operations management
  • 24/7 maintenance & regular villa inspections
  • Multi-platform listings (Airbnb, Booking.com, Agoda, Expedia)
  • Dynamic pricing & revenue management
  • 24/7 guest concierge & support
  • Financial tracking & monthly owner reports
Visit Villa Bali Management

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Conversational analysis — questions about this listing, answered from real data.

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Villa Scorecard

Location
Good
Popular area with steady demand
Rental Yield
Good
6.8% annual return
Occupancy
Average
55% average occupancy
Nightly Rate
Strong
$219 per night
Visual Appeal
Strong
8/10 visual appeal
Size & Space
Average
250 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
21 years remaining on lease

Top Highlights

Premium nightly rate of $219 — positioned in the top tier
Stunning visuals (8/10) — commands premium nightly rates

Watch Out

Occupancy at 55% — factor in seasonal gaps
Compact plot at 250 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

35% occ.
4.3%
$1,566/mo
45% occ.
5.6%
$2,031/mo
55% occ.
6.8%
$2,497/mo
current
65% occ.
8.1%
$2,962/mo

Lease Timeline

21 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 6 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.