STUNNING 2 BED COASTAL VILLAS IN ULUWATU

STUNNING 2 BED COASTAL VILLAS IN ULUWATU

Bali, Bali

$287k

Price

8.1%

ROI

2

Bedrooms

75%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 150 m²
Build: 110 m²
Est. Revenue: $34k/yr
Avg Nightly Rate: $125

Investment Analysis

Discover modern beachside living at Koon Twin Villas, located in Uluwatu. These villas blend serene privacy with easy access to nearby beaches, trendy dining, and fitness spots, offering the ideal balance of relaxation and lifestyle.

Propertia
Bali / Uluwatu

STUNNING 2 BED COASTAL VILLAS IN ULUWATU

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
110 m²
Land Plot
150 m²
Tenure
Lease 24yr
Yield Curve Status

Grade B investment — long-term rental yields 8.1% net return annually.

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The Investment

Brixfox Score56
GradeB
Brixfox Intelligence
56BStrong
Score Breakdown
ROI & Yield62%
Capital Growth59%
Risk Profile58%
Market Demand56%

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
+6.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-1.6%
-$23K in 5yr (-8%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.1%
$1,942/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
18 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
12.3 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$125/night
50% ($62)Brixfox estimate($125/night)200% ($250)
Occupancy
75%
10%Brixfox estimate(75%)100%

Short-Term Rental

Yearly income
$23,304
Airbnb data$125/night · 75% occupancy
Rental income
$125/night · 75% occ.
$34,009
Running costs (20%)
Utilities, cleaning, maintenance
-$6,802
Income tax (10%)
Indonesian rental income tax
-$3,401
Property tax
Annual property tax
-$503
Net income
8.1% ROI
$23,304

Long-Term Rental

Yearly income
$23,353
6 comps
Rental income
$3,437/mo
$32,992
Agency fee (10%)
Finder's fee per tenant
-$3,299
Vacancy (~8%)
1.5mo gap per tenancy
-$2,538
Income tax (10%)
Indonesian rental income tax
-$3,299
Property tax
Annual property tax
-$503
Net income
8.1% ROI
$23,353

Long-term rental earns more with lower risk and less effort.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 24 years remaining.

$923K$692K$461K$231K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $287KPeak 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 11: 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
$264K
-8%
19 years remaining
Rental Income
+$124K
Total Position
$388K
+35%
6.2%/yr
Year 10
Capital Value
$177K
-38%
14 years remaining
Rental Income
+$267K
Total Position
$445K
+55%
4.5%/yr
Year 15
Capital Value
$87K
-70%
9 years remaining
Rental Income
+$433K
Total Position
$521K
+81%
4.0%/yr
Year 20
Capital Value
$24K
-92%
4 years remaining
Rental Income
+$626K
Total Position
$650K
+126%
4.2%/yr

Location

Bali

Uluwatu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
8.1% annual return
Occupancy
Good
75% average occupancy
Nightly Rate
Good
$125 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
150 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
24 years remaining on lease

Top Highlights

Prime location in Uluwatu — high tourist traffic
High rental yield at 8.1% — outperforms most Bali villas
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Compact plot at 150 m² — limited expansion potential
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

55% occ.
5.9%
$1,410/mo
65% occ.
7.0%
$1,676/mo
75% occ.
8.1%
$1,942/mo
current
85% occ.
9.2%
$2,208/mo

Lease Timeline

24 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 9 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.