READY TO MOVE IN 4 BEDROOM VILLA FOR SALE LEASEHOLD IN UBUD BE-1077

READY TO MOVE IN 4 BEDROOM VILLA FOR SALE LEASEHOLD IN UBUD BE-1077

Bali, Bali

$649k

Price

6.7%

ROI

4

Bedrooms

49%

Occupancy

6 Bathrooms
Ownership: leasehold
Land: 923 m²
Build: 263 m²
Est. Revenue: $86k/yr
Avg Nightly Rate: $478

Investment Analysis

Luxurious 4-Bedroom Villa in Ubud This luxurious 4-bedroom villa is nestled between rice fields, jungle, and a river, just 10 minutes from downtown Ubud. The villa combines modern, traditional, and exotic elements to create a tranquil atmosphere. Enter through a Zen door, crossing a Koi pond with a waterfall into a U-shaped courtyard. The bedrooms and principal living area surround a garden courtyard with an infinity saltwater pool. The open-concept kitchen, living room, and den overlook a terraced jungle garden, stream, and rice fields. Each bedroom has an ensuite bathroom, a courtyard view, and a private garden. The modern design complements traditional teak bedroom sets. Enjoy river and jungle views from the living room or watch the changing rice terrace cultivation. The property includes a large, lockable garage with a workbench and large windows overlooking the rice fields, which could also serve as a studio. It consists of three leased parcels totaling 44 ara. The villa, completed in 2022, meets high standards. Located five minutes from the Titi Batu club and only 25 minutes from the Green School, this villa offers a unique opportunity to own a piece of tranquil paradise. Key Features Include: Serene Location: Nestled between rice fields, jungle, and a river, providing a peaceful retreat. Modern and Traditional Design: Blends contemporary and traditional elements for a unique living experience. Infinity Saltwater Pool: A stunning feature in the garden courtyard. Private Gardens: Each bedroom includes a private garden, adding to the villa's tranquility. Versatile Garage/Studio: Large lockable garage with potential as a studio space. High-Quality Construction: Villa completed in 2022, built to high standards. We Love: The serene location The modern and traditional design The views of the jungle & rice fields

Bali Exception
Bali / Ubud

READY TO MOVE IN 4 BEDROOM VILLA FOR SALE LEASEHOLD IN UBUD BE-1077

Inventory
4 Beds
Bathrooms
6 Baths
Built Area
263 m²
Land Plot
923 m²
Tenure
Lease 24yr
Yield Curve Status

Grade B investment — long-term rental yields 10.7% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score60
GradeB
Brixfox Intelligence
60BStrong
Score Breakdown
ROI & Yield66%
Capital Growth63%
Risk Profile62%
Market Demand60%

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
+7.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-1.6%
-$52K in 5yr (-8%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.1%
$4,916/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
11.0 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$478/night
50% ($239)Brixfox estimate($478/night)200% ($955)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Yearly income
$58,994
Airbnb data$478/night · 49% occupancy
Rental income
$478/night · 49% occ.
$85,900
Running costs (20%)
Utilities, cleaning, maintenance
-$17,180
Income tax (10%)
Indonesian rental income tax
-$8,590
Property tax
Annual property tax
-$1,136
Net income
9.1% ROI
$58,994

Long-Term Rental

Yearly income
$69,253
8 comps
Rental income
$10,140/mo
$97,347
Agency fee (10%)
Finder's fee per tenant
-$9,735
Vacancy (~8%)
1.5mo gap per tenancy
-$7,488
Income tax (10%)
Indonesian rental income tax
-$9,735
Property tax
Annual property tax
-$1,136
Net income
10.7% ROI
$69,253

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 24 years remaining.

$2.3M$1.8M$1.2M$584K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $649KPeak 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 10: 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
$597K
-8%
19 years remaining
Rental Income
+$313K
Total Position
$910K
+40%
7.0%/yr
Year 10
Capital Value
$401K
-38%
14 years remaining
Rental Income
+$676K
Total Position
$1.1M
+66%
5.2%/yr
Year 15
Capital Value
$198K
-70%
9 years remaining
Rental Income
+$1.1M
Total Position
$1.3M
+100%
4.7%/yr
Year 20
Capital Value
$54K
-92%
4 years remaining
Rental Income
+$1.6M
Total Position
$1.6M
+153%
4.7%/yr

Location

Bali

Ubud, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Good
Popular area with steady demand
Rental Yield
Strong
9.1% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Strong
$478 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
923 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
24 years remaining on lease

Top Highlights

High rental yield at 9.1% — outperforms most Bali villas
Premium nightly rate of $478 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Occupancy at 49% — factor in seasonal gaps
STR zoning not confirmed — verify before purchasing for short-term rental use

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.
5.5%
$2,956/mo
40% occ.
7.3%
$3,973/mo
49% occ.
9.1%
$4,916/mo
current
59% occ.
11.0%
$5,933/mo

Lease Timeline

24 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 9 years while the property is still easy to sell.

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.