BREATHTAKING SUSTAINABLE LUXURY IN ULUWATU

BREATHTAKING SUSTAINABLE LUXURY IN ULUWATU

Bali, Bali

$266k

Price

6.1%

ROI

2

Bedrooms

53%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 167 m²
Build: 120 m²
Est. Revenue: $30k/yr
Avg Nightly Rate: $156

Investment Analysis

Welcome to this beautifully designed 2-bedroom villas, 2.5-bathroom villa in Uluwatu, set to be completed in February 2026. Just 7 minutes from the beach and 15 minutes from Uluwatu’s vibrant lifestyle hotspots, this villa blends sustainable luxury with timeless style, a sanctuary for modern living.

Propertia
Bali / Uluwatu

BREATHTAKING SUSTAINABLE LUXURY IN ULUWATU

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
120 m²
Land Plot
167 m²
Tenure
Lease 30yr
Yield Curve Status

Grade C investment — long-term rental yields 9.9% net return annually.

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The Investment

Brixfox Score37
GradeC
Brixfox Intelligence
37CModerate
Score Breakdown
ROI & Yield41%
Capital Growth39%
Risk Profile40%
Market Demand37%

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
+8.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.9%
+$12K in 5yr (+4%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.7%
$1,709/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
13 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
13.0 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$156/night
50% ($78)Brixfox estimate($156/night)200% ($312)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Yearly income
$20,503
Airbnb data$156/night · 53% occupancy
Rental income
$156/night · 53% occ.
$29,954
Running costs (20%)
Utilities, cleaning, maintenance
-$5,991
Income tax (10%)
Indonesian rental income tax
-$2,995
Property tax
Annual property tax
-$465
Net income
7.7% ROI
$20,503

Long-Term Rental

Yearly income
$26,216
5 comps
Rental income
$3,844/mo
$36,900
Agency fee (10%)
Finder's fee per tenant
-$3,690
Vacancy (~8%)
1.5mo gap per tenancy
-$2,838
Income tax (10%)
Indonesian rental income tax
-$3,690
Property tax
Annual property tax
-$465
Net income
9.9% ROI
$26,216

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

True all-in investment

What the headline asking price actually costs once mandatory taxes, fees, renovation, and furnishing are added. Yields rebased onto this number — closer to what you'll really earn against what you'll really pay.

Asking price$265,654
BPHTB (freehold transfer tax)$13,283
Notary & registration$1,800
Legal / due diligence$2,657
Total acquisition costs$17,740
Renovation (~$175/m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		$21,000
($12,000–$30,000)
Furnishing & STR launch
2bd × $3,500 base + appliances, electronics, outdoor, licence, photography, linens.		$20,100
All-in investment$324,494

Gross yield (asking)

11.3%

True gross yield (all-in)

9.2%

Bali estimates assume freehold (Hak Milik) acquisition via PT PMA. Leasehold (Hak Sewa) deals have lower transfer costs (~1% vs 5% BPHTB). Renovation rates calibrated to Bali contractor pricing. Working capital not included.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 30 years remaining.

$1.1M$841K$561K$280K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Purchase PriceIlliquid zoneUnsellableToday: $266KPeak Capital Value: Yr 5 ($277K)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 12: 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 5Peak
Capital Value
$277K
+4%
25 years remaining
Rental Income
+$109K
Total Position
$386K
+45%
7.8%/yr
Year 10
Capital Value
$268K
+1%
20 years remaining
Rental Income
+$235K
Total Position
$503K
+89%
6.6%/yr
Year 15
Capital Value
$186K
-30%
15 years remaining
Rental Income
+$381K
Total Position
$568K
+114%
5.2%/yr
Year 20
Capital Value
$96K
-64%
10 years remaining
Rental Income
+$551K
Total Position
$647K
+144%
4.6%/yr

Location

Bali

Uluwatu, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Good
7.7% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Good
$156 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Average
167 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
30 years remaining on lease

Top Highlights

Prime location in Uluwatu — high tourist traffic
30+ year lease — strong tenure runway

Watch Out

Occupancy at 53% — factor in seasonal gaps
Visual appeal is below average — photos may not compete well on Airbnb listings

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

33% occ.
4.7%
$1,044/mo
43% occ.
6.2%
$1,376/mo
53% occ.
7.7%
$1,709/mo
current
63% occ.
9.2%
$2,041/mo

Lease Timeline

30 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.