RICE FIELDS VIEW 4 BEDROOM VILLA FOR SALE LEASEHOLD IN UBUD BE-2165

RICE FIELDS VIEW 4 BEDROOM VILLA FOR SALE LEASEHOLD IN UBUD BE-2165

Bali, Bali

$540k

Price

3.9%

ROI

4

Bedrooms

47%

Occupancy

5 Bathrooms
Ownership: leasehold
Land: 1080 m²
Build: 380 m²
Est. Revenue: $97k/yr
Avg Nightly Rate: $561

Investment Analysis

Nestled in one of Ubud’s most desirable locations perfectly situated between the lush Tegalalang rice terraces and the vibrant Ubud Center, this luxurious villa offers an extraordinary blend of natural beauty, thoughtful design, and modern comfort.Elegantly designed with a refined boho aesthetic, this expansive four-bedroom villa offers a perfect balance…

Bali Exception
Bali / Ubud

RICE FIELDS VIEW 4 BEDROOM VILLA FOR SALE LEASEHOLD IN UBUD BE-2165

Inventory
4 Beds
Bathrooms
5 Baths
Built Area
380 m²
Land Plot
1080 m²
Tenure
Lease 22yr
Yield Curve Status

Grade B investment — long-term rental yields 17.9% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score65
GradeB
Brixfox Intelligence
65BStrong
Score Breakdown
ROI & Yield72%
Capital Growth68%
Risk Profile67%
Market Demand65%

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
+8.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-3.7%
-$99K in 5yr (-18%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
12.4%
$5,578/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
8.1 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$561/night
50% ($281)Brixfox estimate($561/night)200% ($1123)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Yearly income
$66,931
Airbnb data$561/night · 47% occupancy
Rental income
$561/night · 47% occ.
$96,965
Running costs (20%)
Utilities, cleaning, maintenance
-$19,393
Income tax (10%)
Indonesian rental income tax
-$9,697
Property tax
Annual property tax
-$945
Net income
12.4% ROI
$66,931

Long-Term Rental

Yearly income
$96,463
7 comps
Rental income
$14,033/mo
$134,714
Agency fee (10%)
Finder's fee per tenant
-$13,471
Vacancy (~8%)
1.5mo gap per tenancy
-$10,363
Income tax (10%)
Indonesian rental income tax
-$13,471
Property tax
Annual property tax
-$945
Net income
17.9% ROI
$96,463

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 22 years remaining.

$2.4M$1.8M$1.2M$588K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $540KPeak 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 8: 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
$441K
-18%
17 years remaining
Rental Income
+$355K
Total Position
$796K
+47%
8.1%/yr
Year 10
Capital Value
$269K
-50%
12 years remaining
Rental Income
+$767K
Total Position
$1.0M
+92%
6.7%/yr
Year 15
Capital Value
$114K
-79%
7 years remaining
Rental Income
+$1.2M
Total Position
$1.4M
+152%
6.3%/yr
Year 20
Capital Value
$24K
-96%
2 years remaining
Rental Income
+$1.8M
Total Position
$1.8M
+238%
6.3%/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
Strong
12.4% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Strong
$561 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
1080 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
22 years remaining on lease

Top Highlights

High rental yield at 12.4% — outperforms most Bali villas
Premium nightly rate of $561 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Occupancy at 47% — factor in seasonal gaps
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

30% occ.
7.8%
$3,506/mo
40% occ.
10.4%
$4,702/mo
47% occ.
12.4%
$5,578/mo
current
57% occ.
15.1%
$6,773/mo

Lease Timeline

22 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 7 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.