MODERN 3 BEDROOM VILLA FOR SALE LEASEHOLD IN UNGASAN BE-2189

MODERN 3 BEDROOM VILLA FOR SALE LEASEHOLD IN UNGASAN BE-2189

Bali, Bali

$299k

Price

9.2%

ROI

3

Bedrooms

40%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 500 m²
Build: 140 m²
Est. Revenue: $38k/yr
Avg Nightly Rate: $262

Investment Analysis

Villa located in Ungasan, Uluwatu—just a short walk to restaurants and cafés, and within close proximity to Dream Land Beach, New Kuta Golf, Balangan Beach, Sundays Beach Club, Melasti Beach, and Karma Kandara. Surrounded by gyms, local amenities, and some of the area's best coastal experiences. This designed 3-bedroom villa features ensuite bathrooms, an enclosed living room with high ceiling windows that invite in natural light, and comes fully furnished with a fully equipped kitchen and dining table—ready for you to move in. Step outside to your private pool with a sunken lounge area, perfect for relaxing and entertaining in true tropical style. Secure yours today—an ideal blend of comfort, style, and unbeatable location.

Bali Exception
Bali / Uluwatu

MODERN 3 BEDROOM VILLA FOR SALE LEASEHOLD IN UNGASAN BE-2189

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
140 m²
Land Plot
500 m²
Tenure
Lease 21yr
Yield Curve Status

Grade C+ investment — long-term rental yields 17.6% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score54
GradeC+
Brixfox Intelligence
54C+Moderate
Score Breakdown
ROI & Yield59%
Capital Growth57%
Risk Profile56%
Market Demand54%

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
+4.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-4.8%
-$72K in 5yr (-24%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.8%
$2,190/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
17 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
11.4 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$262/night
50% ($131)Brixfox estimate($262/night)200% ($523)
Occupancy
40%
10%Brixfox estimate(40%)100%

Short-Term Rental

Yearly income
$26,280
Airbnb data$262/night · 40% occupancy
Rental income
$262/night · 40% occ.
$38,289
Running costs (20%)
Utilities, cleaning, maintenance
-$7,658
Income tax (10%)
Indonesian rental income tax
-$3,829
Property tax
Annual property tax
-$523
Net income
8.8% ROI
$26,280

Long-Term Rental

Yearly income
$52,475
7 comps
Rental income
$7,635/mo
$73,294
Agency fee (10%)
Finder's fee per tenant
-$7,329
Vacancy (~8%)
1.5mo gap per tenancy
-$5,638
Income tax (10%)
Indonesian rental income tax
-$7,329
Property tax
Annual property tax
-$523
Net income
17.6% ROI
$52,475

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

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$298,587
BPHTB (freehold transfer tax)$14,929
Notary & registration$1,800
Legal / due diligence$2,986
Total acquisition costs$19,715
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$3,500
($0–$7,000)
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$42,900
All-in investment$364,702

Gross yield (asking)

12.8%

True gross yield (all-in)

10.5%

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.

$867K$650K$433K$217K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $299KPeak 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 10: 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
$226K
-24%
16 years remaining
Rental Income
+$140K
Total Position
$366K
+23%
4.1%/yr
Year 10
Capital Value
$129K
-57%
11 years remaining
Rental Income
+$301K
Total Position
$430K
+44%
3.7%/yr
Year 15
Capital Value
$48K
-84%
6 years remaining
Rental Income
+$489K
Total Position
$536K
+80%
4.0%/yr
Year 20
Capital Value
$7K
-98%
1 years remaining
Rental Income
+$706K
Total Position
$713K
+139%
4.4%/yr

Location

Bali

Uluwatu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
8.8% annual return
Occupancy
Weak
40% average occupancy
Nightly Rate
Strong
$262 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Good
500 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
21 years remaining on lease

Top Highlights

Prime location in Uluwatu — high tourist traffic
High rental yield at 8.8% — outperforms most villas in this market
Premium nightly rate of $262 — positioned in the top tier

Watch Out

Occupancy at 40% — factor in seasonal gaps
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

30% occ.
6.5%
$1,628/mo
40% occ.
8.8%
$2,186/mo
current
40% occ.
8.8%
$2,190/mo
current
50% occ.
11.0%
$2,747/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.