OFFPLAN 1 BEDROOM VILLA FOR SALE LEASEHOLD IN ULUWATU BE-1862

OFFPLAN 1 BEDROOM VILLA FOR SALE LEASEHOLD IN ULUWATU BE-1862

Bali, Bali

$159k

Price

12.4%

ROI

1

Bedrooms

66%

Occupancy

1 Bathrooms
Ownership: leasehold
Land: 75 m²
Build: 110 m²
Est. Revenue: $30k/yr
Avg Nightly Rate: $125

Investment Analysis

This stunning villa is nestled in Ungasan, a highly sought-after location renowned for its proximity to vibrant cafes, exquisite restaurants, and stunning beaches. Boasting a sleek modern design, it spans 75 sqm of land with a generous 110 sqm of living space. Fully furnished, it features 1 bedroom, 1 bathroom, a cozy living room, a well-equipped kitchen, and a dining area. The villa’s standout feature is its inviting swimming pool, perfect for relaxation and enjoyment.

Bali Exception
Bali / Uluwatu - Ungasan

OFFPLAN 1 BEDROOM VILLA FOR SALE LEASEHOLD IN ULUWATU BE-1862

Inventory
1 Beds
Bathrooms
1 Baths
Built Area
110 m²
Land Plot
75 m²
Tenure
Lease 30yr
Yield Curve Status

Grade B+ investment — short-term rental yields 13.2% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score68
GradeB+
Brixfox Intelligence
68B+Strong
Score Breakdown
ROI & Yield75%
Capital Growth71%
Risk Profile70%
Market Demand68%

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
+14.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.9%
+$7K in 5yr (+4%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
13.2%
$1,747/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
7.6 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$125/night
50% ($63)Brixfox estimate($125/night)200% ($250)
Occupancy
66%
10%Brixfox estimate(66%)100%

Short-Term Rental

Yearly income
$20,964
Airbnb data$125/night · 66% occupancy
Rental income
$125/night · 66% occ.
$30,346
Running costs (20%)
Utilities, cleaning, maintenance
-$6,069
Income tax (10%)
Indonesian rental income tax
-$3,035
Property tax
Annual property tax
-$278
Net income
13.2% ROI
$20,964

Long-Term Rental

Yearly income
$11,283
7 comps
Rental income
$1,666/mo
$15,989
Agency fee (10%)
Finder's fee per tenant
-$1,599
Vacancy (~8%)
1.5mo gap per tenancy
-$1,230
Income tax (10%)
Indonesian rental income tax
-$1,599
Property tax
Annual property tax
-$278
Net income
7.1% ROI
$11,283

Short-term rental earns 1.9x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 30 years remaining.

$1.1M$860K$573K$287K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Purchase PriceIlliquid zoneUnsellableToday: $159KPeak Capital Value: Yr 5 ($166K)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 7: 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 5Peak
Capital Value
$166K
+4%
25 years remaining
Rental Income
+$111K
Total Position
$277K
+74%
11.8%/yr
Year 10
Capital Value
$160K
+1%
20 years remaining
Rental Income
+$240K
Total Position
$401K
+152%
9.7%/yr
Year 15
Capital Value
$111K
-30%
15 years remaining
Rental Income
+$390K
Total Position
$501K
+215%
8.0%/yr
Year 20
Capital Value
$57K
-64%
10 years remaining
Rental Income
+$563K
Total Position
$621K
+290%
7.0%/yr

Location

Bali

Uluwatu - Ungasan, 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
13.2% annual return
Occupancy
Good
66% average occupancy
Nightly Rate
Good
$125 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
75 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
30 years remaining on lease

Top Highlights

Prime location in Uluwatu - Ungasan — high tourist traffic
High rental yield at 13.2% — outperforms most Bali villas
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Compact plot at 75 m² — limited expansion potential
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

46% occ.
9.2%
$1,215/mo
56% occ.
11.2%
$1,481/mo
66% occ.
13.2%
$1,747/mo
current
76% occ.
15.2%
$2,013/mo

Lease Timeline

30 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.