OFFPLAN 1 BEDROOM VILLA FOR SALE LEASEHOLD IN ULUWATU BE-2609

OFFPLAN 1 BEDROOM VILLA FOR SALE LEASEHOLD IN ULUWATU BE-2609

Bali, Bali

$317k

Price

3.4%

ROI

1

Bedrooms

52%

Occupancy

1 Bathrooms
Ownership: leasehold
Land: 144 m²
Build: 108 m²
Est. Revenue: $18k/yr
Avg Nightly Rate: $97

Investment Analysis

Located in the heart of Pecatu, Uluwatu, this 1-bedroom villa offers easy access to some of the area’s best attractions—stylish cafés, sunset-view restaurants, iconic surf beaches, and popular beach clubs are all just minutes away. It’s an ideal base for enjoying the relaxed yet upscale lifestyle of Uluwatu. Inside, the villa features a warm modern-tropical design with rich textures, earthy tones, and refined handcrafted details. High-quality materials, contemporary furniture, and a soothing color palette create a luxurious yet cozy atmosphere throughout the living spaces. Outdoors, the villa presents a striking private pool framed by lush tropical greenery, offering a serene view from both the living area and bedroom. The combination of natural landscaping and elegant architecture creates an intimate, resort-like ambiance. A perfect blend of comfort, style, and location—this villa is designed to elevate your Uluwatu living experience.

Bali Exception
Bali / Uluwatu
Commercial Zone

OFFPLAN 1 BEDROOM VILLA FOR SALE LEASEHOLD IN ULUWATU BE-2609

Inventory
1 Beds
Bathrooms
1 Baths
Built Area
108 m²
Land Plot
144 m²
Tenure
Lease 29yr
Yield Curve Status

Grade C+ investment — long-term rental yields 6.0% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score46
GradeC+
Brixfox Intelligence
46C+Moderate
Score Breakdown
ROI & Yield51%
Capital Growth48%
Risk Profile49%
Market Demand46%

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
+4.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.6%
+$9K in 5yr (+3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.9%
$1,032/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
28 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
25.6 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$97/night
50% ($49)Brixfox estimate($97/night)200% ($195)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Yearly income
$12,382
Airbnb data$97/night · 52% occupancy
Rental income
$97/night · 52% occ.
$18,482
Running costs (20%)
Utilities, cleaning, maintenance
-$3,696
Income tax (10%)
Indonesian rental income tax
-$1,848
Property tax
Annual property tax
-$555
Net income
3.9% ROI
$12,382

Long-Term Rental

Yearly income
$19,084
5 comps
Rental income
$2,829/mo
$27,161
Agency fee (10%)
Finder's fee per tenant
-$2,716
Vacancy (~8%)
1.5mo gap per tenancy
-$2,089
Income tax (10%)
Indonesian rental income tax
-$2,716
Property tax
Annual property tax
-$555
Net income
6.0% ROI
$19,084

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 29 years remaining.

$644K$483K$322K$161K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $317KPeak Capital Value: Yr 4 ($328K)Paid back
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 20: 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
$327K
+3%
24 years remaining
Rental Income
+$66K
Total Position
$392K
+24%
4.3%/yr
Year 10
Capital Value
$300K
-5%
19 years remaining
Rental Income
+$142K
Total Position
$442K
+39%
3.4%/yr
Year 15
Capital Value
$202K
-36%
14 years remaining
Rental Income
+$230K
Total Position
$432K
+36%
2.1%/yr
Year 20
Capital Value
$99K
-69%
9 years remaining
Rental Income
+$333K
Total Position
$432K
+36%
1.6%/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
Average
3.9% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Average
$97 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
144 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
29 years remaining on lease

Top Highlights

Prime location in Uluwatu — high tourist traffic
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Commercial Zone verified — fully licensed for short-term rentals

Watch Out

Yield of 3.9% is near the market average — model your cashflow carefully
Occupancy at 52% — factor in seasonal gaps

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

32% occ.
2.3%
$617/mo
42% occ.
3.1%
$824/mo
52% occ.
3.9%
$1,032/mo
current
62% occ.
4.7%
$1,239/mo

Lease Timeline

29 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.