MODERN MINIMALIST READY 3 BEDROOM VILLA FOR SALE LEASEHOLD IN UNGASAN ULUWATU BE-1439

MODERN MINIMALIST READY 3 BEDROOM VILLA FOR SALE LEASEHOLD IN UNGASAN ULUWATU BE-1439

Bali, Bali

$465k

Price

5.5%

ROI

3

Bedrooms

40%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 500 m²
Build: 300 m²
Est. Revenue: $35k/yr
Avg Nightly Rate: $240

Investment Analysis

This exceptional villa is ideally located in Uluwatu, Ungasan, an area renowned for its stunning beaches. Just an 8-minute motorbike ride from the nearest beach, including the picturesque Alila Uluwatu Beach, it offers easy access to some of the best coastal spots. Boasting a modern minimalist design, this villa combines elegance and comfort, making it an ideal choice for a premium property investment or a luxurious holiday retreat.

Bali Exception
Bali / Uluwatu

MODERN MINIMALIST READY 3 BEDROOM VILLA FOR SALE LEASEHOLD IN UNGASAN ULUWATU BE-1439

Inventory
3 Beds
Bathrooms
4 Baths
Built Area
300 m²
Land Plot
500 m²
Tenure
Lease 29yr
Yield Curve Status

Grade C+ investment — long-term rental yields 13.6% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score53
GradeC+
Brixfox Intelligence
53C+Moderate
Score Breakdown
ROI & Yield58%
Capital Growth56%
Risk Profile55%
Market Demand53%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+5.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.6%
+$14K in 5yr (+3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.0%
$1,955/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
26 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
19.8 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$240/night
50% ($120)Brixfox estimate($240/night)200% ($480)
Occupancy
40%
10%Brixfox estimate(40%)100%

Short-Term Rental

Yearly income
$23,463
Airbnb data$240/night · 40% occupancy
Rental income
$240/night · 40% occ.
$34,681
Running costs (20%)
Utilities, cleaning, maintenance
-$6,936
Income tax (10%)
Indonesian rental income tax
-$3,468
Property tax
Annual property tax
-$814
Net income
5.0% ROI
$23,463

Long-Term Rental

Yearly income
$63,138
7 comps
Rental income
$9,213/mo
$88,444
Agency fee (10%)
Finder's fee per tenant
-$8,844
Vacancy (~8%)
1.5mo gap per tenancy
-$6,803
Income tax (10%)
Indonesian rental income tax
-$8,844
Property tax
Annual property tax
-$814
Net income
13.6% ROI
$63,138

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$465,000
BPHTB (freehold transfer tax)$23,250
Notary & registration$1,800
Legal / due diligence$4,650
Total acquisition costs$29,700
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$7,500
($0–$15,000)
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$42,900
All-in investment$545,100

Gross yield (asking)

7.5%

True gross yield (all-in)

6.4%

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 29 years remaining.

$1.2M$915K$610K$305K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $465KPeak Capital Value: Yr 4 ($481K)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 16: 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
$479K
+3%
24 years remaining
Rental Income
+$125K
Total Position
$603K
+30%
5.3%/yr
Year 10
Capital Value
$440K
-5%
19 years remaining
Rental Income
+$269K
Total Position
$709K
+52%
4.3%/yr
Year 15
Capital Value
$296K
-36%
14 years remaining
Rental Income
+$436K
Total Position
$732K
+57%
3.1%/yr
Year 20
Capital Value
$146K
-69%
9 years remaining
Rental Income
+$630K
Total Position
$776K
+67%
2.6%/yr

Location

Bali

Uluwatu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Good
5.0% annual return
Occupancy
Weak
40% average occupancy
Nightly Rate
Strong
$240 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Good
500 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
29 years remaining on lease

Top Highlights

Prime location in Uluwatu — high tourist traffic
Premium nightly rate of $240 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates

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.
3.8%
$1,465/mo
40% occ.
5.1%
$1,976/mo
current
40% occ.
5.0%
$1,955/mo
current
50% occ.
6.4%
$2,466/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.