MINIMALIST MEDITERRANEAN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN UNGASAN BE-1274

MINIMALIST MEDITERRANEAN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN UNGASAN BE-1274

Bali, Bali

$199k

Price

8.3%

ROI

2

Bedrooms

49%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 152 m²
Build: 137 m²
Est. Revenue: $25k/yr
Avg Nightly Rate: $139

Investment Analysis

This villa in Ungasan, Uluwatu, offers a perfect blend of minimalistic and Mediterranean design, located just 3 minutes from Karma Beach, and 8 minutes from Melasti Beach, Savaya, and Green Bowl Beach.This villa offers 2 bedrooms, each with an ensuite bathroom and a private balcony. The open-plan living area features a sunken sofa and soaring ceilings. The modern kitchen is equipped with an island table, ideal for show-cooking, while the adjacent dining area overlooks the lush back garden — views that can also be enjoyed from both bedroom balconies. The property is finished with premium granite tiles and slip-resistant bathroom flooring, combining elegance with practicality. Step outside to discover the villa’s pool, surrounded by an expansive front garden. Practicality is key, with a powder room that includes space for a washing machine and access to the back garden. Additionally, a large storage room is perfect for storing luggage and surfboards, ensuring ample space for all your needs. Don’t miss the opportunity to own this stunning villa in Ungasan, offering limited but charming ocean views. Contact us today to schedule a viewing and experience this unique property for yourself.

Bali Exception
Bali / Uluwatu

MINIMALIST MEDITERRANEAN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN UNGASAN BE-1274

Inventory
2 Beds
Bathrooms
3 Baths
Built Area
137 m²
Land Plot
152 m²
Tenure
Lease 25yr
Yield Curve Status

Grade B investment — long-term rental yields 11.4% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score58
GradeB
Brixfox Intelligence
58BStrong
Score Breakdown
ROI & Yield64%
Capital Growth61%
Risk Profile60%
Market Demand58%

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
+7.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.7%
-$7K in 5yr (-3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.6%
$1,424/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
16 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
11.6 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$139/night
50% ($70)Brixfox estimate($139/night)200% ($279)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Yearly income
$17,085
Airbnb data$139/night · 49% occupancy
Rental income
$139/night · 49% occ.
$24,905
Running costs (20%)
Utilities, cleaning, maintenance
-$4,981
Income tax (10%)
Indonesian rental income tax
-$2,490
Property tax
Annual property tax
-$348
Net income
8.6% ROI
$17,085

Long-Term Rental

Yearly income
$22,745
7 comps
Rental income
$3,327/mo
$31,938
Agency fee (10%)
Finder's fee per tenant
-$3,194
Vacancy (~8%)
1.5mo gap per tenancy
-$2,457
Income tax (10%)
Indonesian rental income tax
-$3,194
Property tax
Annual property tax
-$348
Net income
11.4% ROI
$22,745

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 25 years remaining.

$716K$537K$358K$179K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $199KPeak 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 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
$192K
-3%
20 years remaining
Rental Income
+$91K
Total Position
$283K
+42%
7.3%/yr
Year 10
Capital Value
$134K
-33%
15 years remaining
Rental Income
+$196K
Total Position
$330K
+66%
5.2%/yr
Year 15
Capital Value
$69K
-65%
10 years remaining
Rental Income
+$318K
Total Position
$387K
+94%
4.5%/yr
Year 20
Capital Value
$20K
-90%
5 years remaining
Rental Income
+$459K
Total Position
$479K
+141%
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
Strong
8.6% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Good
$139 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Average
152 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
25 years remaining on lease

Top Highlights

Prime location in Uluwatu — high tourist traffic
High rental yield at 8.6% — outperforms most Bali villas
Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

Occupancy at 49% — factor in seasonal gaps
Compact plot at 152 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.
5.2%
$862/mo
40% occ.
7.0%
$1,158/mo
49% occ.
8.6%
$1,424/mo
current
59% occ.
10.4%
$1,721/mo

Lease Timeline

25 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.