JUNGLE AND RIVER VIEW 9 BEDROOM VILLA FOR SALE LEASEHOLD IN UBUD BE-1003

JUNGLE AND RIVER VIEW 9 BEDROOM VILLA FOR SALE LEASEHOLD IN UBUD BE-1003

Bali, Bali

$1.8M

Price

3.7%

ROI

9

Bedrooms

61%

Occupancy

9 Bathrooms
Ownership: leasehold
Land: 2480.93 m²
Build: 566.95 m²
Est. Revenue: $123k/yr
Avg Nightly Rate: $553

Investment Analysis

Discover an Exquisite Balinese Retreat Overlooking the Petanu River Overlooking the picturesque Petanu River and located just 10 minutes away from Ubud Center, this exquisite villa offers an unparalleled Balinese experience. Known as the cultural heart of Bali, Ubud is home to ancient temples, majestic royal palaces, lush green hillsides, and scenic rice terraces. The area is renowned for its spiritual atmosphere, healthy dining options, art galleries, craft markets, museums, and traditional dance performances, providing a rich and immersive experience for residents and guests alike.

Bali Exception
Bali / Ubud
Long Lease

JUNGLE AND RIVER VIEW 9 BEDROOM VILLA FOR SALE LEASEHOLD IN UBUD BE-1003

Inventory
9 Beds
Bathrooms
9 Baths
Built Area
566.95 m²
Land Plot
2480.93 m²
Tenure
Lease 42yr
Yield Curve Status

Grade B+ investment — short-term rental yields 4.6% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score69
GradeB+
Brixfox Intelligence
69B+Strong
Score Breakdown
ROI & Yield76%
Capital Growth72%
Risk Profile71%
Market Demand69%

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
+7.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.2%
+$286K in 5yr (+16%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.6%
$6,905/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
21.6 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$553/night
50% ($277)Brixfox estimate($553/night)200% ($1106)
Occupancy
61%
10%Brixfox estimate(61%)100%

Short-Term Rental

Yearly income
$82,856
Airbnb data$553/night · 61% occupancy
Rental income
$553/night · 61% occ.
$122,849
Running costs (20%)
Utilities, cleaning, maintenance
-$24,570
Income tax (10%)
Indonesian rental income tax
-$12,285
Property tax
Annual property tax
-$3,139
Net income
4.6% ROI
$82,856

Long-Term Rental

Yearly income
$53,068
1 comp
Rental income
$8,097/mo
$77,732
Agency fee (10%)
Finder's fee per tenant
-$7,773
Vacancy (~8%)
1.5mo gap per tenancy
-$5,979
Income tax (10%)
Indonesian rental income tax
-$7,773
Property tax
Annual property tax
-$3,139
Net income
3.0% ROI
$53,068

Short-term rental earns 1.6x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 42 years remaining.

$7.8M$5.9M$3.9M$2.0M$0Yr 0Yr 10Yr 20Yr 30Yr 40Purchase PriceIlliquid zoneUnsellableToday: $1.8MPeak Capital Value: Yr 17 ($2.7M)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 17: 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
$2.1M
+16%
37 years remaining
Rental Income
+$440K
Total Position
$2.5M
+40%
7.0%/yr
Year 10
Capital Value
$2.4M
+34%
32 years remaining
Rental Income
+$950K
Total Position
$3.4M
+87%
6.5%/yr
Year 15
Capital Value
$2.6M
+46%
27 years remaining
Rental Income
+$1.5M
Total Position
$4.2M
+132%
5.8%/yr
Year 20
Capital Value
$2.6M
+46%
22 years remaining
Rental Income
+$2.2M
Total Position
$4.9M
+170%
5.1%/yr

Location

Bali

Ubud, Approximate area

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Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Good
Popular area with steady demand
Rental Yield
Average
4.6% annual return
Occupancy
Good
61% average occupancy
Nightly Rate
Strong
$553 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
2481 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
42 years remaining on lease

Top Highlights

Premium nightly rate of $553 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 2481 m² land — room for expansion or amenities

Watch Out

Yield of 4.6% is near the market average — model your cashflow carefully
STR zoning not confirmed — verify before purchasing for short-term rental use

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

41% occ.
3.0%
$4,549/mo
51% occ.
3.8%
$5,727/mo
61% occ.
4.6%
$6,905/mo
current
71% occ.
5.4%
$8,083/mo

Lease Timeline

42 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.