OFFPLAN 2/3 BEDROOM VILLA FOR SALE LEASEHOLD IN UNGASAN BE-2261

OFFPLAN 2/3 BEDROOM VILLA FOR SALE LEASEHOLD IN UNGASAN BE-2261

Bali, Bali

$262k

Price

2.9%

ROI

2

Bedrooms

49%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 165 m²
Build: 114.1 m²
Est. Revenue: $18k/yr
Avg Nightly Rate: $102

Investment Analysis

Located in Ungasan, in the southern part of Bali an area known for its dramatic cliffs, white sand beaches, and popular surf spots. Just 5 minutes from Melasti Beach and 10 minutes from Dreamland Beach. The property also offers easy access to local markets, coffee shops, and gyms.This fully furnished villa features a unique Japanese-inspired natural design with curved roofs that add a distinctive architectural charm. The open-concept living area is enhanced by smart home technology, including motion, leak, and smoke detectors for added safety. Inside, wooden accents and a fully equipped kitchen blend functionality with aesthetics in a Japandi-style living space. The villa offers 2- and 3-bedroom options, each with a uniquely designed bathroom, including a luxurious jacuzzi. Step outside into a beautifully designed natural oasis featuring a serene pond-shaped pool with advanced filtration and smart lighting, surrounded by 20-year-old natural teak trees that create a lush, tranquil atmosphere. A unique curved roof transforms into a gentle waterfall when it rains, blending architecture with nature. Additional amenities include a laundry room and a separate storage room. The villa also offers access to a communal area with a yoga space, children’s playground, and barbecue zone. This uniquely designed villa offers an excellent investment opportunity.

Bali Exception
Bali / Ungasan

OFFPLAN 2/3 BEDROOM VILLA FOR SALE LEASEHOLD IN UNGASAN BE-2261

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
114.1 m²
Land Plot
165 m²
Tenure
Lease 29yr
Yield Curve Status

Grade C+ investment — long-term rental yields 5.0% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score47
GradeC+
Brixfox Intelligence
47C+Moderate
Score Breakdown
ROI & Yield52%
Capital Growth49%
Risk Profile50%
Market Demand47%

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
+5.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.6%
+$8K in 5yr (+3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.7%
$1,035/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
28 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
21.1 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$102/night
50% ($51)Brixfox estimate($102/night)200% ($204)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Yearly income
$12,420
Airbnb data$102/night · 49% occupancy
Rental income
$102/night · 49% occ.
$18,398
Running costs (20%)
Utilities, cleaning, maintenance
-$3,680
Income tax (10%)
Indonesian rental income tax
-$1,840
Property tax
Annual property tax
-$459
Net income
4.7% ROI
$12,420

Long-Term Rental

Yearly income
$13,016
8 comps
Rental income
$1,941/mo
$18,635
Agency fee (10%)
Finder's fee per tenant
-$1,863
Vacancy (~8%)
1.5mo gap per tenancy
-$1,433
Income tax (10%)
Indonesian rental income tax
-$1,863
Property tax
Annual property tax
-$459
Net income
5.0% ROI
$13,016

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 29 years remaining.

$646K$484K$323K$161K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $262KPeak Capital Value: Yr 4 ($271K)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 17: 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
$270K
+3%
24 years remaining
Rental Income
+$66K
Total Position
$336K
+28%
5.1%/yr
Year 10
Capital Value
$248K
-5%
19 years remaining
Rental Income
+$142K
Total Position
$390K
+49%
4.1%/yr
Year 15
Capital Value
$167K
-36%
14 years remaining
Rental Income
+$231K
Total Position
$398K
+52%
2.8%/yr
Year 20
Capital Value
$82K
-69%
9 years remaining
Rental Income
+$334K
Total Position
$416K
+59%
2.3%/yr

Location

Bali

Ungasan, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.7% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Average
$102 per night
Visual Appeal
Strong
10/10 instagrammability
Size & Space
Average
165 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
29 years remaining on lease

Top Highlights

Stunning visuals with 10/10 instagrammability — commands premium nightly rates
29+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.7% is near the market average — model your cashflow carefully

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
2.8%
$612/mo
40% occ.
3.8%
$829/mo
49% occ.
4.7%
$1,035/mo
current
59% occ.
5.7%
$1,252/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.