OFFPLAN 4 BEDROOM VILLA FOR SALE LEASEHOLD IN UBUD BE-643

OFFPLAN 4 BEDROOM VILLA FOR SALE LEASEHOLD IN UBUD BE-643

Bali, Bali

$1.6M

Price

2.6%

ROI

4

Bedrooms

43%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 1495.4 m²
Build: 512 m²
Est. Revenue: $72k/yr
Avg Nightly Rate: $457

Investment Analysis

Enter this stunning villa situated in the heart of Ubud, embraced by lush jungle vibes and offering a captivating river view. Conveniently positioned just 6 minutes from the center of Ubud, it provides easy access to the restaurants and cafes.Boasting a contemporary tropical design enriched with subtle wooden accents, this residence spans 1495.4 square meters of land and 512 square meters of well-crafted living space. Featuring four bedrooms and four bathrooms, a spacious dining room, a comfortable living area, a fully-equipped kitchen, a guest toilet, and a staff room with bathroom. Don’t miss out on the chance to own this remarkable villa by Bali Exception , where the highlight is the split levels swimming pool seamlessly merging with the outdoor surroundings, providing a captivating focal point for relaxation and enjoyment.

Bali Exception
Bali / Ubud
Long Lease

OFFPLAN 4 BEDROOM VILLA FOR SALE LEASEHOLD IN UBUD BE-643

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
512 m²
Land Plot
1495.4 m²
Tenure
Lease 43yr
Yield Curve Status

Grade B investment — long-term rental yields 7.4% net return annually.

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The Investment

Brixfox Score59
GradeB
Brixfox Intelligence
59BStrong
Score Breakdown
ROI & Yield65%
Capital Growth62%
Risk Profile61%
Market Demand59%

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
+6.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.2%
+$247K in 5yr (+16%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.1%
$3,954/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
32.7 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$457/night
50% ($229)Brixfox estimate($457/night)200% ($915)
Occupancy
43%
10%Brixfox estimate(43%)100%

Short-Term Rental

Yearly income
$47,445
Airbnb data$457/night · 43% occupancy
Rental income
$457/night · 43% occ.
$71,654
Running costs (20%)
Utilities, cleaning, maintenance
-$14,331
Income tax (10%)
Indonesian rental income tax
-$7,165
Property tax
Annual property tax
-$2,713
Net income
3.1% ROI
$47,445

Long-Term Rental

Yearly income
$115,158
13 comps
Rental income
$16,980/mo
$163,012
Agency fee (10%)
Finder's fee per tenant
-$16,301
Vacancy (~8%)
1.5mo gap per tenancy
-$12,539
Income tax (10%)
Indonesian rental income tax
-$16,301
Property tax
Annual property tax
-$2,713
Net income
7.4% ROI
$115,158

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 43 years remaining.

$4.7M$3.5M$2.3M$1.2M$0Yr 0Yr 10Yr 20Yr 30Yr 40Purchase PriceIlliquid zoneUnsellableToday: $1.6MPeak Capital Value: Yr 18 ($2.4M)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 24: 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
$1.8M
+16%
38 years remaining
Rental Income
+$252K
Total Position
$2.0M
+32%
5.7%/yr
Year 10
Capital Value
$2.1M
+34%
33 years remaining
Rental Income
+$544K
Total Position
$2.6M
+69%
5.4%/yr
Year 15
Capital Value
$2.3M
+50%
28 years remaining
Rental Income
+$882K
Total Position
$3.2M
+106%
5.0%/yr
Year 20
Capital Value
$2.4M
+52%
23 years remaining
Rental Income
+$1.3M
Total Position
$3.6M
+134%
4.3%/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
Average
3.1% annual return
Occupancy
Weak
43% average occupancy
Nightly Rate
Strong
$457 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
1495 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
43 years remaining on lease

Top Highlights

Premium nightly rate of $457 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 1495 m² land — room for expansion or amenities

Watch Out

Yield of 3.1% is near the market average — model your cashflow carefully
Occupancy at 43% — 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

30% occ.
2.1%
$2,696/mo
40% occ.
2.8%
$3,669/mo
43% occ.
3.1%
$3,954/mo
current
53% occ.
3.8%
$4,928/mo

Lease Timeline

43 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.