READY NOW 3 BEDROOM VILLA FOR SALE LEASEHOLD IN ULUWATU BE-1013

READY NOW 3 BEDROOM VILLA FOR SALE LEASEHOLD IN ULUWATU BE-1013

Bali, Bali

$460k

Price

9.1%

ROI

3

Bedrooms

52%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 250 m²
Build: 150 m²
Est. Revenue: $73k/yr
Avg Nightly Rate: $384

Investment Analysis

Welcome to your dream villa in the serene locale of Uluwatu. Nestled in a tranquil area, this charming property is just a 6-minute drive from the stunning Bingin Beach, offering the perfect blend of peaceful living and easy access to vibrant cafes, restaurants, and beach activities. Key Features Include Spacious Plot: Situated on a 250 sqm plot, providing ample space for relaxation and entertainment. Luxurious Living: Three bedrooms, each with its own ensuite bathroom, ensuring comfort and privacy. Modern Amenities: Cozy living area and a fully equipped kitchen, perfect for family meals or hosting dinner parties. Private Oasis: Refreshing pool for cooling off on warm days, creating a perfect retreat. Convenient Parking: 10-meter parking area for secure and convenient vehicle storage. Don’t miss out on this exceptional opportunity to own a slice of paradise in Uluwatu. Whether you’re looking for a family home, a getaway with friends, or a smart investment, this villa is the perfect choice.

Bali Exception
Bali / Bingin - Uluwatu
Commercial Zone

READY NOW 3 BEDROOM VILLA FOR SALE LEASEHOLD IN ULUWATU BE-1013

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
150 m²
Land Plot
250 m²
Tenure
Lease 23yr
Yield Curve Status

Grade B investment — short-term rental yields 10.9% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score61
GradeB
Brixfox Intelligence
61BStrong
Score Breakdown
ROI & Yield67%
Capital Growth64%
Risk Profile63%
Market Demand61%

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
+8.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-2.6%
-$60K in 5yr (-13%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.9%
$4,179/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
13 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
9.2 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$384/night
50% ($192)Brixfox estimate($384/night)200% ($769)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Yearly income
$50,149
Airbnb data$384/night · 52% occupancy
Rental income
$384/night · 52% occ.
$72,792
Running costs (20%)
Utilities, cleaning, maintenance
-$14,558
Income tax (10%)
Indonesian rental income tax
-$7,279
Property tax
Annual property tax
-$805
Net income
10.9% ROI
$50,149

Long-Term Rental

Yearly income
$38,841
5 comps
Rental income
$5,711/mo
$54,830
Agency fee (10%)
Finder's fee per tenant
-$5,483
Vacancy (~8%)
1.5mo gap per tenancy
-$4,218
Income tax (10%)
Indonesian rental income tax
-$5,483
Property tax
Annual property tax
-$805
Net income
8.4% ROI
$38,841

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 23 years remaining.

$1.9M$1.4M$936K$468K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $460KPeak Capital Value: NowPaid 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 9: 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
$400K
-13%
18 years remaining
Rental Income
+$266K
Total Position
$666K
+45%
7.7%/yr
Year 10
Capital Value
$258K
-44%
13 years remaining
Rental Income
+$575K
Total Position
$832K
+81%
6.1%/yr
Year 15
Capital Value
$119K
-74%
8 years remaining
Rental Income
+$933K
Total Position
$1.1M
+129%
5.7%/yr
Year 20
Capital Value
$30K
-94%
3 years remaining
Rental Income
+$1.3M
Total Position
$1.4M
+199%
5.6%/yr

Location

Bali

Bingin - Uluwatu, 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
10.9% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Strong
$384 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
250 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Good
23 years remaining on lease

Top Highlights

Prime location in Bingin - Uluwatu — high tourist traffic
High rental yield at 10.9% — outperforms most Bali villas
Premium nightly rate of $384 — positioned in the top tier

Watch Out

Occupancy at 52% — factor in seasonal gaps
Compact plot at 250 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.
6.6%
$2,542/mo
42% occ.
8.8%
$3,360/mo
52% occ.
10.9%
$4,179/mo
current
62% occ.
13.0%
$4,998/mo

Lease Timeline

23 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 8 years while the property is still easy to sell.

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.