WALKING DISTANCE TO THE BEACH 3 BEDROOM VILLA FOR SALE LEASEHOLD IN ULUWATU BE-1192

WALKING DISTANCE TO THE BEACH 3 BEDROOM VILLA FOR SALE LEASEHOLD IN ULUWATU BE-1192

Bali, Bali

$269k

Price

9.7%

ROI

3

Bedrooms

32%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 160 m²
Build: 130 m²
Est. Revenue: $31k/yr
Avg Nightly Rate: $266

Investment Analysis

This stunning villa is nestled in the heart of Uluwatu, offering an exquisite blend of luxury and convenience. It’s just a 15-minute walk to Pantai Batu Barak Beach and 2 km from the picturesque Green Bowl . You'll have easy access to some of the area’s most beautiful spots within a short 5-6 minute motorbike ride. Surrounded by charming cafes and exquisite restaurants, this modern tropical villa is ideally situated for both relaxation and entertainment.

Bali Exception
Bali / Uluwatu

WALKING DISTANCE TO THE BEACH 3 BEDROOM VILLA FOR SALE LEASEHOLD IN ULUWATU BE-1192

Inventory
3 Beds
Bathrooms
4 Baths
Built Area
130 m²
Land Plot
160 m²
Tenure
Lease 29yr
Yield Curve Status

Grade B investment — short-term rental yields 7.8% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score57
GradeB
Brixfox Intelligence
57BStrong
Score Breakdown
ROI & Yield63%
Capital Growth60%
Risk Profile59%
Market Demand57%

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
+8.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.6%
+$8K in 5yr (+3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.8%
$1,755/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
12.8 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$266/night
50% ($133)Brixfox estimate($266/night)200% ($531)
Occupancy
32%
10%Brixfox estimate(32%)100%

Short-Term Rental

Yearly income
$21,055
Airbnb data$266/night · 32% occupancy
Rental income
$266/night · 32% occ.
$30,751
Running costs (20%)
Utilities, cleaning, maintenance
-$6,150
Income tax (10%)
Indonesian rental income tax
-$3,075
Property tax
Annual property tax
-$471
Net income
7.8% ROI
$21,055

Long-Term Rental

Yearly income
$12,262
7 comps
Rental income
$1,834/mo
$17,609
Agency fee (10%)
Finder's fee per tenant
-$1,761
Vacancy (~8%)
1.5mo gap per tenancy
-$1,355
Income tax (10%)
Indonesian rental income tax
-$1,761
Property tax
Annual property tax
-$471
Net income
4.6% ROI
$12,262

Short-term rental earns 1.7x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 29 years remaining.

$1.1M$821K$547K$274K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $269KPeak Capital Value: Yr 4 ($278K)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 11: 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
$277K
+3%
24 years remaining
Rental Income
+$112K
Total Position
$389K
+44%
7.6%/yr
Year 10
Capital Value
$255K
-5%
19 years remaining
Rental Income
+$241K
Total Position
$496K
+84%
6.3%/yr
Year 15
Capital Value
$171K
-36%
14 years remaining
Rental Income
+$392K
Total Position
$563K
+109%
5.0%/yr
Year 20
Capital Value
$84K
-69%
9 years remaining
Rental Income
+$566K
Total Position
$650K
+142%
4.5%/yr

Location

Bali

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
Good
7.8% annual return
Occupancy
Weak
32% average occupancy
Nightly Rate
Strong
$266 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
160 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
29 years remaining on lease

Top Highlights

Prime location in Uluwatu — high tourist traffic
Premium nightly rate of $266 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Occupancy at 32% — factor in seasonal gaps
Compact plot at 160 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.
7.4%
$1,658/mo
40% occ.
9.9%
$2,224/mo
32% occ.
7.8%
$1,755/mo
current
42% occ.
10.4%
$2,320/mo

Lease Timeline

29 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.