OFFPLAN 2 BEDROOM VILLA FOR SALE FREEHOLD/LEASEHOLD IN MELASTI BE-1940

OFFPLAN 2 BEDROOM VILLA FOR SALE FREEHOLD/LEASEHOLD IN MELASTI BE-1940

Bali, Bali

$310k

Price

5.2%

ROI

2

Bedrooms

46%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 140 m²
Build: 214 m²
Est. Revenue: $23k/yr
Avg Nightly Rate: $141

Investment Analysis

Nestled in Melasti, just minutes from Melasti Beach, vibrant cafés, and top restaurants, this two-level villa offers a blend of modern elegance and tropical comfort.The villa features two spacious bedrooms with ensuite bathrooms, with the master suite boasting a luxurious bathtub. The enclosed living room is designed with high-ceiling windows,…

Bali Exception
Bali / Uluwatu - Melasti
Long Lease

OFFPLAN 2 BEDROOM VILLA FOR SALE FREEHOLD/LEASEHOLD IN MELASTI BE-1940

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
214 m²
Land Plot
140 m²
Tenure
Lease 75yr
Yield Curve Status

Grade B investment — short-term rental yields 5.1% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score58
GradeB
Brixfox Intelligence
58BStrong
Score Breakdown
ROI & Yield64%
Capital Growth61%
Risk Profile60%
Market Demand58%

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
+8.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.2%
+$49K in 5yr (+16%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.1%
$1,319/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
19.6 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$141/night
50% ($70)Brixfox estimate($141/night)200% ($281)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$15,827
Airbnb data$141/night · 46% occupancy
Rental income
$141/night · 46% occ.
$23,386
Running costs (20%)
Utilities, cleaning, maintenance
-$4,677
Income tax (10%)
Indonesian rental income tax
-$2,339
Property tax
Annual property tax
-$543
Net income
5.1% ROI
$15,827

Long-Term Rental

Yearly income
$12,597
8 comps
Rental income
$1,893/mo
$18,171
Agency fee (10%)
Finder's fee per tenant
-$1,817
Vacancy (~8%)
1.5mo gap per tenancy
-$1,398
Income tax (10%)
Indonesian rental income tax
-$1,817
Property tax
Annual property tax
-$543
Net income
4.1% ROI
$12,597

Short-term rental earns 1.3x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 75 years remaining.

$5.0M$3.7M$2.5M$1.2M$0Yr 0Yr 15Yr 30Yr 45Yr 60Yr 75Purchase PriceIlliquid zoneUnsellableToday: $310KPeak Capital Value: Yr 50 ($1.2M)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 16: 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
$359K
+16%
70 years remaining
Rental Income
+$84K
Total Position
$443K
+43%
7.4%/yr
Year 10
Capital Value
$417K
+34%
65 years remaining
Rental Income
+$181K
Total Position
$598K
+93%
6.8%/yr
Year 15
Capital Value
$483K
+56%
60 years remaining
Rental Income
+$294K
Total Position
$777K
+151%
6.3%/yr
Year 20
Capital Value
$560K
+81%
55 years remaining
Rental Income
+$425K
Total Position
$985K
+218%
6.0%/yr

Location

Bali

Uluwatu - Melasti, 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
Good
5.1% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Good
$141 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
140 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
75 years remaining on lease

Top Highlights

Prime location in Uluwatu - Melasti — high tourist traffic
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
75+ year lease — strong tenure runway

Watch Out

Occupancy at 46% — factor in seasonal gaps
Compact plot at 140 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

30% occ.
3.3%
$853/mo
40% occ.
4.5%
$1,153/mo
46% occ.
5.1%
$1,319/mo
current
56% occ.
6.3%
$1,619/mo

Lease Timeline

75 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.