OFFPLAN TULUM STYLE 2 BEDROOM VILLA FOR SALE LEASEHOLD IN UNGASAN BE-2260

OFFPLAN TULUM STYLE 2 BEDROOM VILLA FOR SALE LEASEHOLD IN UNGASAN BE-2260

Bali, Bali

$283k

Price

5.7%

ROI

2

Bedrooms

50%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 201.7 m²
Build: 142.7 m²
Est. Revenue: $25k/yr
Avg Nightly Rate: $135

Investment Analysis

Located in Ungasan, South Bali, an area known for its beautiful beaches, dramatic cliffs, and popular surf spots, this villa is just 5 minutes from Melasti Beach and only 10 minutes from both Dreamland and Pandawa Beaches. The location offers easy access to tourist activities and is conveniently close to restaurants, gyms, and local markets.

Bali Exception
Bali / Ungasan

OFFPLAN TULUM STYLE 2 BEDROOM VILLA FOR SALE LEASEHOLD IN UNGASAN BE-2260

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

Grade C+ investment — long-term rental yields 8.5% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score51
GradeC+
Brixfox Intelligence
51C+Moderate
Score Breakdown
ROI & Yield56%
Capital Growth54%
Risk Profile53%
Market Demand51%

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
+6.6%
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
6.0%
$1,409/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
22 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
16.7 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$135/night
50% ($68)Brixfox estimate($135/night)200% ($270)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Yearly income
$16,904
Airbnb data$135/night · 50% occupancy
Rental income
$135/night · 50% occ.
$24,855
Running costs (20%)
Utilities, cleaning, maintenance
-$4,971
Income tax (10%)
Indonesian rental income tax
-$2,486
Property tax
Annual property tax
-$495
Net income
6.0% ROI
$16,904

Long-Term Rental

Yearly income
$24,101
7 comps
Rental income
$3,543/mo
$34,015
Agency fee (10%)
Finder's fee per tenant
-$3,402
Vacancy (~8%)
1.5mo gap per tenancy
-$2,617
Income tax (10%)
Indonesian rental income tax
-$3,402
Property tax
Annual property tax
-$495
Net income
8.5% ROI
$24,101

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.

$879K$659K$440K$220K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $283KPeak Capital Value: Yr 4 ($292K)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 14: 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
$291K
+3%
24 years remaining
Rental Income
+$90K
Total Position
$381K
+35%
6.1%/yr
Year 10
Capital Value
$268K
-5%
19 years remaining
Rental Income
+$194K
Total Position
$461K
+63%
5.0%/yr
Year 15
Capital Value
$180K
-36%
14 years remaining
Rental Income
+$314K
Total Position
$494K
+75%
3.8%/yr
Year 20
Capital Value
$89K
-69%
9 years remaining
Rental Income
+$454K
Total Position
$543K
+92%
3.3%/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
Good
6.0% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Good
$135 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
202 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
29 years remaining on lease

Top Highlights

Stunning visuals with 9/10 instagrammability — commands premium nightly rates
29+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 50% — factor in seasonal gaps

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
3.5%
$833/mo
40% occ.
4.8%
$1,121/mo
50% occ.
6.0%
$1,409/mo
current
60% occ.
7.2%
$1,696/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.