OCEAN/SUNSET VIEW 2 BEDROOM VILLA FOR SALE LEASEHOLD IN ULUWATU BE-948

OCEAN/SUNSET VIEW 2 BEDROOM VILLA FOR SALE LEASEHOLD IN ULUWATU BE-948

Bali, Bali

$459k

Price

7.6%

ROI

2

Bedrooms

52%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 278 m²
Build: 180 m²
Est. Revenue: $57k/yr
Avg Nightly Rate: $302

Investment Analysis

Nestled in the heart of Uluwatu, this stunning villa epitomizes luxury living just a stone’s throw away from the pristine beaches, vibrant cafes, and exquisite restaurants that define this coastal paradise.

Bali Exception
Bali / Uluwatu

OCEAN/SUNSET VIEW 2 BEDROOM VILLA FOR SALE LEASEHOLD IN ULUWATU BE-948

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
180 m²
Land Plot
278 m²
Tenure
Lease 30yr
Yield Curve Status

Grade B+ investment — long-term rental yields 9.9% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score66
GradeB+
Brixfox Intelligence
66B+Strong
Score Breakdown
ROI & Yield73%
Capital Growth69%
Risk Profile68%
Market Demand66%

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.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+9.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.9%
+$20K in 5yr (+4%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.5%
$3,270/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 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

Customize your projections
Nightly Rate (ADR)
$302/night
50% ($151)Brixfox estimate($302/night)200% ($604)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Yearly income
$39,244
Airbnb data$302/night · 52% occupancy
Rental income
$302/night · 52% occ.
$57,210
Running costs (20%)
Utilities, cleaning, maintenance
-$11,442
Income tax (10%)
Indonesian rental income tax
-$5,721
Property tax
Annual property tax
-$803
Net income
8.5% ROI
$39,244

Long-Term Rental

Yearly income
$45,255
5 comps
Rental income
$6,635/mo
$63,698
Agency fee (10%)
Finder's fee per tenant
-$6,370
Vacancy (~8%)
1.5mo gap per tenancy
-$4,900
Income tax (10%)
Indonesian rental income tax
-$6,370
Property tax
Annual property tax
-$803
Net income
9.9% ROI
$45,255

Long-term rental earns more with lower risk and less effort.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 30 years remaining.

$2.1M$1.6M$1.1M$537K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Purchase PriceIlliquid zoneUnsellableToday: $459KPeak Capital Value: Yr 5 ($479K)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 5Peak
Capital Value
$479K
+4%
25 years remaining
Rental Income
+$208K
Total Position
$687K
+50%
8.4%/yr
Year 10
Capital Value
$463K
+1%
20 years remaining
Rental Income
+$450K
Total Position
$913K
+99%
7.1%/yr
Year 15
Capital Value
$322K
-30%
15 years remaining
Rental Income
+$730K
Total Position
$1.1M
+129%
5.7%/yr
Year 20
Capital Value
$166K
-64%
10 years remaining
Rental Income
+$1.1M
Total Position
$1.2M
+166%
5.0%/yr

Location

Bali

Uluwatu, Approximate area

Loading Map...

Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
8.5% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Strong
$302 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
278 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
30 years remaining on lease

Top Highlights

Prime location in Uluwatu — high tourist traffic
High rental yield at 8.5% — outperforms most Bali villas
Premium nightly rate of $302 — positioned in the top tier

Watch Out

Occupancy at 52% — factor in seasonal gaps
Compact plot at 278 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

32% occ.
5.2%
$1,984/mo
42% occ.
6.9%
$2,627/mo
52% occ.
8.5%
$3,270/mo
current
62% occ.
10.2%
$3,913/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.