MODERN 3 BEDROOM VILLA NEAR BEACH FOR SALE LEASEHOLD IN ULUWATU BE-940

MODERN 3 BEDROOM VILLA NEAR BEACH FOR SALE LEASEHOLD IN ULUWATU BE-940

Bali, Bali

$250k

Price

16.7%

ROI

3

Bedrooms

47%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 146 m²
Build: 120 m²
Est. Revenue: $69k/yr
Avg Nightly Rate: $400

Investment Analysis

Stunning Off-Plan Villas in Bukit Nestled in the heart of Bukit, this exquisite off-plan villa offers proximity to the ocean, with cafes, restaurants, and vibrant beach clubs just a stone’s throw away. It’s only a 2-minute ride by motorbike to the popular Dreamland Beach.

Bali Exception
Bali / Bukit
Commercial Zone
Long Lease

MODERN 3 BEDROOM VILLA NEAR BEACH FOR SALE LEASEHOLD IN ULUWATU BE-940

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
120 m²
Land Plot
146 m²
Tenure
Lease 35yr
Yield Curve Status

Grade B+ investment — short-term rental yields 19.0% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score73
GradeB+
Brixfox Intelligence
73B+Strong
Score Breakdown
ROI & Yield80%
Capital Growth77%
Risk Profile74%
Market Demand73%

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
+22.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.2%
+$40K in 5yr (+16%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
19.0%
$3,967/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
5 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
5.3 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$400/night
50% ($200)Brixfox estimate($400/night)200% ($799)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Yearly income
$47,605
Airbnb data$400/night · 47% occupancy
Rental income
$400/night · 47% occ.
$68,632
Running costs (20%)
Utilities, cleaning, maintenance
-$13,726
Income tax (10%)
Indonesian rental income tax
-$6,863
Property tax
Annual property tax
-$438
Net income
19.0% ROI
$47,605

Long-Term Rental

Yearly income
$26,358
6 comps
Rental income
$3,860/mo
$37,057
Agency fee (10%)
Finder's fee per tenant
-$3,706
Vacancy (~8%)
1.5mo gap per tenancy
-$2,851
Income tax (10%)
Indonesian rental income tax
-$3,706
Property tax
Annual property tax
-$438
Net income
10.5% ROI
$26,358

Short-term rental earns 1.8x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 35 years remaining.

$3.3M$2.5M$1.7M$828K$0Yr 0Yr 10Yr 20Yr 30Purchase PriceIlliquid zoneUnsellableToday: $250KPeak Capital Value: Yr 10 ($302K)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 5: 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
$290K
+16%
30 years remaining
Rental Income
+$253K
Total Position
$543K
+117%
16.8%/yr
Year 10Peak
Capital Value
$302K
+21%
25 years remaining
Rental Income
+$546K
Total Position
$848K
+239%
13.0%/yr
Year 15
Capital Value
$292K
+17%
20 years remaining
Rental Income
+$885K
Total Position
$1.2M
+371%
10.9%/yr
Year 20
Capital Value
$203K
-19%
15 years remaining
Rental Income
+$1.3M
Total Position
$1.5M
+493%
9.3%/yr

Location

Bali

Bukit, Approximate area

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Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
19.0% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Strong
$400 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
146 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
35 years remaining on lease

Top Highlights

High rental yield at 19.0% — outperforms most Bali villas
Premium nightly rate of $400 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 47% — factor in seasonal gaps

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.
12.1%
$2,517/mo
40% occ.
16.2%
$3,368/mo
47% occ.
19.0%
$3,967/mo
current
57% occ.
23.1%
$4,818/mo

Lease Timeline

35 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.