RICE FIELD VIEW 3 BEDROOM VILLA FOR SALE LEASEHOLD IN UBUD BE-404

RICE FIELD VIEW 3 BEDROOM VILLA FOR SALE LEASEHOLD IN UBUD BE-404

Bali, Bali

$370k

Price

10.0%

ROI

3

Bedrooms

42%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 311 m²
Build: 302 m²
Est. Revenue: $47k/yr
Avg Nightly Rate: $305

Investment Analysis

Discover a slice of paradise south of Ubud with our exquisite 3-bedroom villa project. Nestled in the captivating landscapes of Bali, this beautiful villa offers a prime location, just a short drive from Ubud Palace and other popular tourist attractions and not too far from the Ngurah Rai Airport or Canggu. Immerse yourself in the tranquility of this villa, designed with elegance and comfort in mind with a slight Boho-modern style. The cozy and comfortable interior features high wooden ceilings and large windows, allowing an abundance of natural light to fill the space. Outside, a private swimming pool awaits, surrounded by lush tropical foliage and offering stunning ricefield views. This villa provides a sunset view from the bedrooms. Escape to this beautiful villa in Ubud, where the serenity of the location, the exquisite design, and a steady high return investment await. Buy this villa through Bali Exception Real Estate Agency now, and seize the opportunity to own a piece of paradise.

Bali Exception
Bali / Ubud

RICE FIELD VIEW 3 BEDROOM VILLA FOR SALE LEASEHOLD IN UBUD BE-404

Inventory
3 Beds
Bathrooms
4 Baths
Built Area
302 m²
Land Plot
311 m²
Tenure
Lease 31yr
Yield Curve Status

Grade B+ investment — short-term rental yields 8.7% net return annually.

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The Investment

Brixfox Score65
GradeB+
Brixfox Intelligence
65B+Strong
Score Breakdown
ROI & Yield72%
Capital Growth68%
Risk Profile67%
Market Demand65%

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
+10.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+1.3%
+$25K in 5yr (+7%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.7%
$2,681/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
11.5 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$305/night
50% ($152)Brixfox estimate($305/night)200% ($610)
Occupancy
42%
10%Brixfox estimate(42%)100%

Short-Term Rental

Yearly income
$32,176
Airbnb data$305/night · 42% occupancy
Rental income
$305/night · 42% occ.
$46,889
Running costs (20%)
Utilities, cleaning, maintenance
-$9,378
Income tax (10%)
Indonesian rental income tax
-$4,689
Property tax
Annual property tax
-$647
Net income
8.7% ROI
$32,176

Long-Term Rental

Yearly income
$22,409
20 comps
Rental income
$3,321/mo
$31,886
Agency fee (10%)
Finder's fee per tenant
-$3,189
Vacancy (~8%)
1.5mo gap per tenancy
-$2,453
Income tax (10%)
Indonesian rental income tax
-$3,189
Property tax
Annual property tax
-$647
Net income
6.1% ROI
$22,409

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 31 years remaining.

$1.9M$1.4M$925K$463K$0Yr 0Yr 10Yr 20Yr 30Purchase PriceIlliquid zoneUnsellableToday: $370KPeak Capital Value: Yr 6 ($397K)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 11: 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
$394K
+7%
26 years remaining
Rental Income
+$171K
Total Position
$565K
+53%
8.9%/yr
Year 10
Capital Value
$387K
+5%
21 years remaining
Rental Income
+$369K
Total Position
$756K
+105%
7.4%/yr
Year 15
Capital Value
$294K
-21%
16 years remaining
Rental Income
+$598K
Total Position
$892K
+141%
6.1%/yr
Year 20
Capital Value
$167K
-55%
11 years remaining
Rental Income
+$865K
Total Position
$1.0M
+179%
5.3%/yr

Location

Bali

Ubud, Approximate area

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Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Good
Popular area with steady demand
Rental Yield
Strong
8.7% annual return
Occupancy
Weak
42% average occupancy
Nightly Rate
Strong
$305 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Good
311 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
31 years remaining on lease

Top Highlights

High rental yield at 8.7% — outperforms most Bali villas
Premium nightly rate of $305 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Occupancy at 42% — 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.
6.2%
$1,894/mo
40% occ.
8.3%
$2,543/mo
42% occ.
8.7%
$2,681/mo
current
52% occ.
10.8%
$3,331/mo

Lease Timeline

31 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.