TROPICAL MODERN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN UBUD BE-1996

TROPICAL MODERN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN UBUD BE-1996

Bali, Bali

$227k

Price

8.7%

ROI

2

Bedrooms

48%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 140 m²
Build: 102 m²
Est. Revenue: $30k/yr
Avg Nightly Rate: $172

Investment Analysis

Amidst the lush greenery of Ubud, and just a short drive from Ubud’s cultural center, you’ll find vibrant markets, top-rated restaurants, yoga retreats, and scenic rice terraces. The villa is set in a peaceful area, yet close enough to enjoy the town’s lively atmosphere. Step inside to a beautifully designed interior that blends modern elegance with natural elements. Floor-to-ceiling glass doors flood the space with natural light, while the spacious bedrooms feature warm wooden tones, soft textiles, and tasteful decor. The second-floor balcony offers a breathtaking view of the surrounding greenery. The open-plan living area, with its high ceilings and stylish furnishings, creates a cozy yet luxurious ambiance. Outside, a private swimming pool invites you to unwind while surrounded by tropical landscapes. The villa’s architecture seamlessly integrates indoor and outdoor living, with lush gardens, expansive terraces, and lounge areas that make relaxation effortless. This villa is an excellent choice for those seeking a serene escape in one of Bali’s most sought-after locations. Whether as a private residence or an investment opportunity, this beautifully crafted home provides a unique blend of comfort, style, and nature.

Bali Exception
Bali / Ubud

TROPICAL MODERN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN UBUD BE-1996

Inventory
2 Beds
Bathrooms
3 Baths
Built Area
102 m²
Land Plot
140 m²
Tenure
Lease 28yr
Yield Curve Status

Grade B investment — short-term rental yields 9.2% net return annually.

Go to Source via Bali Exception

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
+9.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.3%
+$3K in 5yr (+1%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.2%
$1,738/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
10.9 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$172/night
50% ($86)Brixfox estimate($172/night)200% ($344)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$20,855
Airbnb data$172/night · 48% occupancy
Rental income
$172/night · 48% occ.
$30,359
Running costs (20%)
Utilities, cleaning, maintenance
-$6,072
Income tax (10%)
Indonesian rental income tax
-$3,036
Property tax
Annual property tax
-$396
Net income
9.2% ROI
$20,855

Long-Term Rental

Yearly income
$10,143
21 comps
Rental income
$1,518/mo
$14,576
Agency fee (10%)
Finder's fee per tenant
-$1,458
Vacancy (~8%)
1.5mo gap per tenancy
-$1,121
Income tax (10%)
Indonesian rental income tax
-$1,458
Property tax
Annual property tax
-$396
Net income
4.5% ROI
$10,143

Short-term rental earns 2.1x more but requires active management.

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$226,500
BPHTB (freehold transfer tax)$11,325
Notary & registration$1,800
Legal / due diligence$2,265
Total acquisition costs$15,390
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$2,550
($0–$5,100)
Furnishing & STR launch
2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$35,700
All-in investment$280,140

Gross yield (asking)

13.4%

True gross yield (all-in)

10.8%

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 28 years remaining.

$1.0M$772K$515K$257K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $227KPeak Capital Value: Yr 3 ($232K)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 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
$230K
+1%
23 years remaining
Rental Income
+$111K
Total Position
$340K
+50%
8.5%/yr
Year 10
Capital Value
$200K
-12%
18 years remaining
Rental Income
+$239K
Total Position
$439K
+94%
6.8%/yr
Year 15
Capital Value
$129K
-43%
13 years remaining
Rental Income
+$388K
Total Position
$517K
+128%
5.6%/yr
Year 20
Capital Value
$60K
-74%
8 years remaining
Rental Income
+$560K
Total Position
$620K
+174%
5.2%/yr

Location

Bali

Ubud, Approximate area

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Villa Scorecard

Location
Good
Popular area with steady demand
Rental Yield
Strong
9.2% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Good
$172 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
140 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
28 years remaining on lease

Top Highlights

High rental yield at 9.2% — outperforms most villas in this market
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
28+ year lease — strong tenure runway

Watch Out

Occupancy at 48% — factor in seasonal gaps
Compact plot at 140 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.
5.6%
$1,066/mo
40% occ.
7.6%
$1,432/mo
48% occ.
9.2%
$1,738/mo
current
58% occ.
11.1%
$2,104/mo

Lease Timeline

28 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.