Bali Exception
Bali / Ungasan
Pink Zone

OFFPLAN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN UNGASAN BE-2876

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
165 m²
Land Plot
130 m²
Tenure
Lease 25yr
Yield Curve Status

Grade B+ investment — short-term rental yields 5.2% net return annually.

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The Investment

Brixfox Score67
GradeB+
Brixfox Intelligence
67B+Strong
Score Breakdown
ROI & Yield74%
Capital Growth70%
Risk Profile69%
Market Demand67%

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
+4.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.7%
-$7K in 5yr (-3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.2%
$949/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
24 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
19.3 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$82/night
50% ($41)Brixfox estimate($82/night)200% ($164)
Occupancy
78%
10%Brixfox estimate(78%)100%

Short-Term Rental

Yearly income
$11,386
Airbnb data$82/night · 78% occupancy
Rental income
$82/night · 78% occ.
$16,816
Running costs (20%)
Utilities, cleaning, maintenance
-$3,363
Income tax (10%)
Indonesian rental income tax
-$1,682
Property tax
Annual property tax
-$385
Net income
5.2% ROI
$11,386

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

Growth & Exit Strategy

How your investment grows over time

Leasehold with 25 years remaining.

$477K$358K$239K$119K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $220KPeak Capital Value: NowPaid back
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
$213K
-3%
20 years remaining
Rental Income
+$60K
Total Position
$273K
+24%
4.4%/yr
Year 10
Capital Value
$148K
-33%
15 years remaining
Rental Income
+$131K
Total Position
$278K
+27%
2.4%/yr
Year 15
Capital Value
$76K
-65%
10 years remaining
Rental Income
+$212K
Total Position
$288K
+31%
1.8%/yr
Year 20
Capital Value
$22K
-90%
5 years remaining
Rental Income
+$306K
Total Position
$328K
+49%
2.0%/yr

Location

Bali

Ungasan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.2% annual return
Occupancy
Strong
78% average occupancy
Nightly Rate
Average
$82 per night
Size & Space
Weak
130 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Good
25 years remaining on lease

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Risks & What-If

What if occupancy changes?

Owner Managed scenario

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Lease Timeline

25 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.