OFFPLAN OCEAN VIEW 2 BEDROOM VILLA FOR SALE LEASEHOLD IN UNGASAN BE-2364

OFFPLAN OCEAN VIEW 2 BEDROOM VILLA FOR SALE LEASEHOLD IN UNGASAN BE-2364

Bali, Bali

$250k

Price

8.6%

ROI

2

Bedrooms

47%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 175 m²
Build: 115 m²
Est. Revenue: $28k/yr
Avg Nightly Rate: $163

Investment Analysis

Located in the southern part of Bali near white sand beaches stunning sunsets and world-class surf this villa is just 5 minutes from Melasti Beach and under 10 minutes from Savaya Beach Club offering effortless access to the coastline Located near cafés, shops and international schools.Part of a gated community of 21 villas each unit features an ocean view a private pool and access to shared amenities including 24/7 security a landscaped central garden play areas and a private buggy service to the beach three times daily.

Bali Exception
Bali / Uluwatu - Ungasan
Commercial Zone

OFFPLAN OCEAN VIEW 2 BEDROOM VILLA FOR SALE LEASEHOLD IN UNGASAN BE-2364

Inventory
2 Beds
Bathrooms
3 Baths
Built Area
115 m²
Land Plot
175 m²
Tenure
Lease 31yr
Yield Curve Status

Grade B investment — short-term rental yields 7.7% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score63
GradeB
Brixfox Intelligence
63BStrong
Score Breakdown
ROI & Yield69%
Capital Growth66%
Risk Profile65%
Market Demand63%

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
+9.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+1.3%
+$17K in 5yr (+7%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.7%
$1,608/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 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)
$163/night
50% ($81)Brixfox estimate($163/night)200% ($326)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Yearly income
$19,293
Airbnb data$163/night · 47% occupancy
Rental income
$163/night · 47% occ.
$28,187
Running costs (20%)
Utilities, cleaning, maintenance
-$5,637
Income tax (10%)
Indonesian rental income tax
-$2,819
Property tax
Annual property tax
-$438
Net income
7.7% ROI
$19,293

Long-Term Rental

Yearly income
$17,344
6 comps
Rental income
$2,562/mo
$24,591
Agency fee (10%)
Finder's fee per tenant
-$2,459
Vacancy (~8%)
1.5mo gap per tenancy
-$1,892
Income tax (10%)
Indonesian rental income tax
-$2,459
Property tax
Annual property tax
-$438
Net income
6.9% ROI
$17,344

Short-term rental earns 1.1x more but requires active management.

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$250,000
BPHTB (freehold transfer tax)$12,500
Notary & registration$1,800
Legal / due diligence$2,500
Total acquisition costs$16,800
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$2,875
($0–$5,750)
Furnishing & STR launch
2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$35,700
All-in investment$305,375

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 31 years remaining.

$1.1M$832K$555K$277K$0Yr 0Yr 10Yr 20Yr 30Purchase PriceIlliquid zoneUnsellableToday: $250KPeak Capital Value: Yr 6 ($269K)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 5
Capital Value
$267K
+7%
26 years remaining
Rental Income
+$102K
Total Position
$369K
+48%
8.1%/yr
Year 10
Capital Value
$262K
+5%
21 years remaining
Rental Income
+$221K
Total Position
$483K
+93%
6.8%/yr
Year 15
Capital Value
$199K
-21%
16 years remaining
Rental Income
+$359K
Total Position
$557K
+123%
5.5%/yr
Year 20
Capital Value
$113K
-55%
11 years remaining
Rental Income
+$518K
Total Position
$631K
+153%
4.7%/yr

Location

Bali

Uluwatu - Ungasan, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Good
7.7% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Good
$163 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
175 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
31 years remaining on lease

Top Highlights

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

Watch Out

Occupancy at 47% — factor in seasonal gaps
Compact plot at 175 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.
4.8%
$1,005/mo
40% occ.
6.5%
$1,352/mo
47% occ.
7.7%
$1,608/mo
current
57% occ.
9.4%
$1,955/mo

Lease Timeline

31 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.