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

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

Bali, Bali

$220k

Price

5.6%

ROI

2

Bedrooms

51%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 130 m²
Build: 165 m²
Est. Revenue: $31k/yr
Avg Nightly Rate: $165

Investment Analysis

Nestled in the heart of Ungasan, one of Bali’s most promising and rapidly developing areas, this location offers the perfect blend of lifestyle and convenience. It provides easy access to some of Bali’s most iconic beaches and renowned beach clubs, while also being surrounded by a wide selection of boutique gyms, fine dining restaurants, supermarkets, and wellness centers.

Bali Exception
Bali / Ungasan
Commercial 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 — long-term rental yields 11.9% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score62
GradeB
Brixfox Intelligence
62BStrong
Score Breakdown
ROI & Yield68%
Capital Growth65%
Risk Profile64%
Market Demand62%

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
+9.0%
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
9.6%
$1,768/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
14 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
10.4 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$165/night
50% ($83)Brixfox estimate($165/night)200% ($331)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Yearly income
$21,210
Airbnb data$165/night · 51% occupancy
Rental income
$165/night · 51% occ.
$30,850
Running costs (20%)
Utilities, cleaning, maintenance
-$6,170
Income tax (10%)
Indonesian rental income tax
-$3,085
Property tax
Annual property tax
-$385
Net income
9.6% ROI
$21,210

Long-Term Rental

Yearly income
$26,200
7 comps
Rental income
$3,830/mo
$36,766
Agency fee (10%)
Finder's fee per tenant
-$3,677
Vacancy (~8%)
1.5mo gap per tenancy
-$2,828
Income tax (10%)
Indonesian rental income tax
-$3,677
Property tax
Annual property tax
-$385
Net income
11.9% ROI
$26,200

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 25 years remaining.

$889K$667K$445K$222K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $220KPeak 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 10: 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
+$113K
Total Position
$325K
+48%
8.1%/yr
Year 10
Capital Value
$148K
-33%
15 years remaining
Rental Income
+$243K
Total Position
$391K
+78%
5.9%/yr
Year 15
Capital Value
$76K
-65%
10 years remaining
Rental Income
+$394K
Total Position
$471K
+114%
5.2%/yr
Year 20
Capital Value
$22K
-90%
5 years remaining
Rental Income
+$570K
Total Position
$592K
+169%
5.1%/yr

Location

Bali

Ungasan, Approximate area

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Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
9.6% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Good
$165 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
130 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Good
25 years remaining on lease

Top Highlights

High rental yield at 9.6% — outperforms most Bali villas
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Commercial Zone verified — fully licensed for short-term rentals

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 51% — factor in seasonal gaps

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

31% occ.
5.8%
$1,063/mo
41% occ.
7.7%
$1,415/mo
51% occ.
9.6%
$1,768/mo
current
61% occ.
11.6%
$2,120/mo

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.