OFFPLAN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN ULUWATU BINGIN BE-683

OFFPLAN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN ULUWATU BINGIN BE-683

Bali, Bali

$225k

Price

18.6%

ROI

2

Bedrooms

54%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 170 m²
Build: 119 m²
Est. Revenue: $59k/yr
Avg Nightly Rate: $300

Investment Analysis

This off plan projects is located near the most iconic surf white sand beaches and Kuta's new golf course. This 2-bedroom roof terrace villa is part of a gated community of 33 private villas, offering the utmost privacy and exclusivity.

Bali Exception
Bali / Bingin - Uluwatu
Commercial Zone

OFFPLAN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN ULUWATU BINGIN BE-683

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
119 m²
Land Plot
170 m²
Tenure
Lease 29yr
Yield Curve Status

Grade B+ investment — short-term rental yields 18.2% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score72
GradeB+
Brixfox Intelligence
72B+Strong
Score Breakdown
ROI & Yield79%
Capital Growth76%
Risk Profile73%
Market Demand72%

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
+18.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.6%
+$7K in 5yr (+3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
18.2%
$3,416/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
6 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
5.5 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$300/night
50% ($150)Brixfox estimate($300/night)200% ($601)
Occupancy
54%
10%Brixfox estimate(54%)100%

Short-Term Rental

Yearly income
$40,988
Airbnb data$300/night · 54% occupancy
Rental income
$300/night · 54% occ.
$59,116
Running costs (20%)
Utilities, cleaning, maintenance
-$11,823
Income tax (10%)
Indonesian rental income tax
-$5,912
Property tax
Annual property tax
-$394
Net income
18.2% ROI
$40,988

Long-Term Rental

Yearly income
$28,600
5 comps
Rental income
$4,177/mo
$40,098
Agency fee (10%)
Finder's fee per tenant
-$4,010
Vacancy (~8%)
1.5mo gap per tenancy
-$3,084
Income tax (10%)
Indonesian rental income tax
-$4,010
Property tax
Annual property tax
-$394
Net income
12.7% ROI
$28,600

Short-term rental earns 1.4x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 29 years remaining.

$2.1M$1.6M$1.1M$533K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $225KPeak Capital Value: Yr 4 ($233K)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 6: 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
$232K
+3%
24 years remaining
Rental Income
+$218K
Total Position
$449K
+100%
14.8%/yr
Year 10
Capital Value
$213K
-5%
19 years remaining
Rental Income
+$470K
Total Position
$683K
+203%
11.7%/yr
Year 15
Capital Value
$143K
-36%
14 years remaining
Rental Income
+$762K
Total Position
$905K
+302%
9.7%/yr
Year 20
Capital Value
$70K
-69%
9 years remaining
Rental Income
+$1.1M
Total Position
$1.2M
+421%
8.6%/yr

Location

Bali

Bingin - 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
18.2% annual return
Occupancy
Average
54% average occupancy
Nightly Rate
Strong
$300 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
170 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
29 years remaining on lease

Top Highlights

Prime location in Bingin - Uluwatu — high tourist traffic
High rental yield at 18.2% — outperforms most Bali villas
Premium nightly rate of $300 — positioned in the top tier

Watch Out

Occupancy at 54% — factor in seasonal gaps
Compact plot at 170 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

34% occ.
11.4%
$2,137/mo
44% occ.
14.8%
$2,776/mo
54% occ.
18.2%
$3,416/mo
current
64% occ.
21.6%
$4,055/mo

Lease Timeline

29 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.