MODERN TROPICAL DESIGN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN ULUWATU BE-1821

MODERN TROPICAL DESIGN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN ULUWATU BE-1821

Bali, Bali

$335k

Price

4.8%

ROI

2

Bedrooms

50%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 227.5 m²
Build: 110 m²
Est. Revenue: $27k/yr
Avg Nightly Rate: $149

Investment Analysis

This stunning villa in Uluwatu offers the perfect blend of luxury, comfort, and prime location. Nestled near popular cafes, restaurants, and most importantly, Uluwatu’s breathtaking beaches, it provides an unmatched tropical lifestyle and exceptional investment opportunity.

Bali Exception
Bali / Uluwatu

MODERN TROPICAL DESIGN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN ULUWATU BE-1821

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

Grade B investment — long-term rental yields 6.3% 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
+6.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.9%
+$15K in 5yr (+4%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.5%
$1,530/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
24 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
18.2 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$149/night
50% ($74)Brixfox estimate($149/night)200% ($298)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Yearly income
$18,362
Airbnb data$149/night · 50% occupancy
Rental income
$149/night · 50% occ.
$27,069
Running costs (20%)
Utilities, cleaning, maintenance
-$5,414
Income tax (10%)
Indonesian rental income tax
-$2,707
Property tax
Annual property tax
-$586
Net income
5.5% ROI
$18,362

Long-Term Rental

Yearly income
$20,982
7 comps
Rental income
$3,107/mo
$29,829
Agency fee (10%)
Finder's fee per tenant
-$2,983
Vacancy (~8%)
1.5mo gap per tenancy
-$2,295
Income tax (10%)
Indonesian rental income tax
-$2,983
Property tax
Annual property tax
-$586
Net income
6.3% ROI
$20,982

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 30 years remaining.

$1.0M$753K$502K$251K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Purchase PriceIlliquid zoneUnsellableToday: $335KPeak Capital Value: Yr 5 ($350K)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 15: 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
$350K
+4%
25 years remaining
Rental Income
+$97K
Total Position
$447K
+33%
5.9%/yr
Year 10
Capital Value
$338K
+1%
20 years remaining
Rental Income
+$211K
Total Position
$548K
+64%
5.0%/yr
Year 15
Capital Value
$235K
-30%
15 years remaining
Rental Income
+$342K
Total Position
$576K
+72%
3.7%/yr
Year 20
Capital Value
$121K
-64%
10 years remaining
Rental Income
+$493K
Total Position
$614K
+83%
3.1%/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
5.5% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Good
$149 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
228 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
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
30+ year lease — strong tenure runway

Watch Out

Occupancy at 50% — factor in seasonal gaps
Compact plot at 228 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.
3.2%
$902/mo
40% occ.
4.4%
$1,219/mo
50% occ.
5.5%
$1,530/mo
current
60% occ.
6.6%
$1,847/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.