Bali Exception
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Bali Exception
Bali / Uluwatu
5 BEDROOM VILLA WITH OCEAN VIEWS FOR SALE FREEHOLD IN ULUWATU BE-135
Inventory
5 Beds
Bathrooms
6 Baths
Built Area
450 m²
Land Plot
1300 m²
Tenure
Freehold
Yield Curve Status
Grade B investment — long-term rental yields 3.6% net return annually.
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The Investment
Brixfox Score63
GradeB
Brixfox Intelligence
63BStrong
Score Breakdown
ROI & Yield69%
Capital Growth66%
Risk Profile65%
Market Demand63%
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
+6.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$337K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.4%
$3,059/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
13 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
42.4 yr
Rental only
Income Breakdown
Adjust Forecast
Customize your projections
Nightly Rate (ADR)
$516/night
50% ($258)Brixfox estimate($516/night)200% ($1032)
Occupancy
30%
10%Brixfox estimate(30%)100%
Short-Term Rental
Yearly income
$36,702
Airbnb data$516/night · 30% occupancy
Rental income
$516/night · 30% occ.
$56,319
Running costs (20%)
Utilities, cleaning, maintenance
-$11,264
Income tax (10%)
Indonesian rental income tax
-$5,632
Property tax
Annual property tax
-$2,721
Net income
2.4% ROI
$36,702
Long-Term Rental
Yearly income
$56,318
5 comps
Rental income
$8,505/mo
$81,650
Agency fee (10%)
Finder's fee per tenant
-$8,165
Vacancy (~8%)
1.5mo gap per tenancy
-$6,281
Income tax (10%)
Indonesian rental income tax
-$8,165
Property tax
Annual property tax
-$2,721
Net income
3.6% ROI
$56,318
Long-term rental earns more with lower risk and less effort.
Growth & Exit Strategy
How your investment grows over time
Freehold — 4%/yr appreciation in Bali.
Capital appreciation
Property value growing at +4%/yr based on Bali market trends.
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 28: rental income alone has repaid the full purchase price.
2x return
Year 13: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.9M
+22%
Rental Income
+$195K
Total Position
$2.1M
+34%
6.1%/yr
Year 10
Capital Value
$2.3M
+48%
Rental Income
+$421K
Total Position
$2.7M
+75%
5.8%/yr
Year 20
Capital Value
$3.4M
+119%
Rental Income
+$986K
Total Position
$4.4M
+183%
5.3%/yr
Year 30
Capital Value
$5.0M
+224%
Rental Income
+$1.7M
Total Position
$6.8M
+337%
5.0%/yr
Location
Bali
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
Weak
2.4% annual return
Occupancy
Weak
30% average occupancy
Nightly Rate
Strong
$516 per night
Visual Appeal
Strong
10/10 instagrammability
Size & Space
Strong
1300 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership
Top Highlights
Prime location in Uluwatu — high tourist traffic
Premium nightly rate of $516 — positioned in the top tier
Stunning visuals with 10/10 instagrammability — commands premium nightly rates
Watch Out
Yield of 2.4% is below the market average — model your cashflow carefully
Occupancy at 30% — factor in seasonal gaps
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.
2.4%
$3,069/mo
current
40% occ.
3.2%
$4,168/mo
30% occ.
2.4%
$3,059/mo
current
40% occ.
3.2%
$4,157/mo
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.