OFFPLAN 3/4 BEDROOM VILLA FOR SALE FREEHOLD IN ULUWATU BE-2340

OFFPLAN 3/4 BEDROOM VILLA FOR SALE FREEHOLD IN ULUWATU BE-2340

Bali, Bali

$580k

Price

8.8%

ROI

3

Bedrooms

49%

Occupancy

3 Bathrooms
Ownership: freehold
Land: 170 m²
Build: 158 m²
Est. Revenue: $72k/yr
Avg Nightly Rate: $406

Investment Analysis

Nestled in the heart of Uluwatu, just 9 minutes from Padang Padang Beach, offers a prime location near the area’s vibrant café scene, boutique shops, restaurants, and gyms. Available off-plan with 3 or 4-bedroom options, each with its own ensuite, this villa features a clean, minimalist design and comes with a rare Freehold up to 80 years.

Bali Exception
Bali / Bukit - Uluwatu
Commercial Zone

OFFPLAN 3/4 BEDROOM VILLA FOR SALE FREEHOLD IN ULUWATU BE-2340

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
158 m²
Land Plot
170 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 8.5% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score76
GradeA
Brixfox Intelligence
76AExcellent
Score Breakdown
ROI & Yield84%
Capital Growth80%
Risk Profile77%
Market Demand76%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+12.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$126K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.5%
$4,132/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
11.7 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$406/night
50% ($203)Brixfox estimate($406/night)200% ($813)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Yearly income
$49,585
Airbnb data$406/night · 49% occupancy
Rental income
$406/night · 49% occ.
$72,285
Running costs (20%)
Utilities, cleaning, maintenance
-$14,457
Income tax (10%)
Indonesian rental income tax
-$7,229
Property tax
Annual property tax
-$1,015
Net income
8.5% ROI
$49,585

Long-Term Rental

Yearly income
$32,165
7 comps
Rental income
$4,780/mo
$45,888
Agency fee (10%)
Finder's fee per tenant
-$4,589
Vacancy (~8%)
1.5mo gap per tenancy
-$3,530
Income tax (10%)
Indonesian rental income tax
-$4,589
Property tax
Annual property tax
-$1,015
Net income
5.5% ROI
$32,165

Short-term rental earns 1.5x 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$580,000
BPHTB (freehold transfer tax)$29,000
Notary & registration$1,800
Legal / due diligence$5,800
Total acquisition costs$36,600
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$3,950
($0–$7,900)
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$42,900
All-in investment$663,450

Gross yield (asking)

12.5%

True gross yield (all-in)

10.9%

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

Freehold — 4%/yr appreciation in Bali.

$4.9M$3.7M$2.4M$1.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $580K
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 11: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$706K
+22%
Rental Income
+$263K
Total Position
$969K
+67%
10.8%/yr
Year 10
Capital Value
$859K
+48%
Rental Income
+$568K
Total Position
$1.4M
+146%
9.4%/yr
Year 20
Capital Value
$1.3M
+119%
Rental Income
+$1.3M
Total Position
$2.6M
+349%
7.8%/yr
Year 30
Capital Value
$1.9M
+224%
Rental Income
+$2.4M
Total Position
$4.2M
+631%
6.9%/yr

Location

Bali

Bukit - Uluwatu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
8.5% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Strong
$406 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
170 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
Freehold ownership

Top Highlights

Prime location in Bukit - Uluwatu — high tourist traffic
High rental yield at 8.5% — outperforms most villas in this market
Premium nightly rate of $406 — positioned in the top tier

Watch Out

Occupancy at 49% — 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

30% occ.
5.2%
$2,512/mo
40% occ.
7.0%
$3,377/mo
49% occ.
8.5%
$4,132/mo
current
59% occ.
10.3%
$4,998/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.