Upcoming Ocean View Two Bedroom Villa for Lease in Uluwatu (delivered in September 2026)

Upcoming Ocean View Two Bedroom Villa for Lease in Uluwatu (delivered in September 2026)

Uluwatu, Bali

$360k

Price

2

Bedrooms

69%

Occupancy

3 Bathrooms
Ownership: Leasehold
Land: 220 m²
Build: 278 m²
Est. Revenue: $29k/yr
Avg Nightly Rate: $116

Cost to reproduce & long-term let

Asking price 21% above cost to reproduce — reproducing it would cost about $297k

Long-term rental alternative: ~$17k/yr gross rent

Short-term letting is projected to out-earn a long-term let.

How it compares in Uluwatu

  • Expected occupancy of 69% compares with a 69% median across 924 tracked Uluwatu villas.
  • Its expected nightly rate of $116 sits below the Uluwatu median of $130.
  • Brixfox ranks its projected net yield in the bottom half of the 920 live Uluwatu listings it tracks.
How Brixfox computes these figures

Investment Analysis

Experience elevated coastal living in this newly built luxury two-bedroom villa, perfectly positioned on one of Uluwatu's most exclusive and exceptionally rare plots

Price
$360,371
ReportInquire
2-bedroom leasehold villa in Uluwatu — photo 1 of 5
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2-bedroom leasehold villa in Uluwatu — photo 2 of 5
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2-bedroom leasehold villa in Uluwatu — photo 3 of 5
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2-bedroom leasehold villa in Uluwatu — photo 4 of 5
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2-bedroom leasehold villa in Uluwatu — photo 5 of 5
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Upcoming Ocean View Two Bedroom Villa for Lease in Uluwatu (delivered in September 2026)

Uluwatu · Ref BF-407459Source · Kibarer · listed 9 Jul 2026
Asking price · Leasehold
$360,371
Listed 127 days ago · Price cut 6.9% on 17 Aug 2026 was $386,896
The agency's asking-price history
Net yield
3.4%
Fully managed · Non-resident tax
Cash yield while the lease runs — the villa returns to the landowner after 32 yrs, with no resale value
Inquire about this property
  • 21% above cost to reproduce · 39% above the Uluwatu median for 2-bedroom villas
  • 32-year lease · 0.3% after lease amortisation
Solid caseBrixfox read · from this listing's stored figures

A 2-bed Uluwatu villa priced at $372,563 all-in, modelled at 3.4% net yield from 82 nearby Airbnb comparables with high confidence.

Why
Strengths
  • •Net yield of 3.4% rests on a deep, consistent set of 82 nearby Airbnb comparables, rated high confidence
  • •Gross yield on all-in cost is 7.9%, with projected annual revenue of $29,276 at 69% occupancy
  • •Sits in Bali's tourism (pink) zone, where short-term holiday rental is permitted
Risks
  • •Leasehold with 32 years remaining; the villa reverts to the landowner at lease end, with no resale value then
  • •Asking price sits 21% above the cost to reproduce the villa's land and construction
  • •Off-plan delivery in September 2026, with a 6.9% price cut on 17 Aug 2026 and 4 months on market

Written by an AI model from this listing's stored figures and checked against them, never from figures of its own. Information, not advice. Generated 9 Nov 2026.

Want this analysis as an underwriting report (PDF)?

The page’s own figures, line by line · Every purchase cost and the all-in total · Occupancy and offer-price what-ifs · Bali ownership, tax and letting rules

Ownership
Leasehold
Bedrooms
2
Bathrooms
3
Built area
278 m²
Land
220 m²
Brixfox Score 81 · B+· top 50% Leasehold · 32 yrs leftFinancial analysis ↓
Return thins after lease amortisation. The net yield below is cash income while the lease runs; the villa returns to the landowner when it ends, so there is no resale value — see “after lease amortisation” in the analysis.
Financials

What it earns, what it costs to own, and the net yield

Financial analysis
· Brixfox Standard · Non-resident · Fully managed
Leasehold · 32 yrs remaining
Fully managed is the Brixfox Standard shown on every card: a full-service manager's commission, charged on top of the Airbnb/Booking channel fees (not the cleaning cost — changeovers are funded by guest cleaning fees; you bear the residual). Self-managed drops the commission; the channel fees stay, because the platform is paid whoever manages, and you pay staff/local operations, a higher cleaning residual and your own time directly. Both scenarios divide the SAME gross revenue — the toggle changes the cost stack, not the revenue. That revenue is observed from actively-operated comps, so self-managed assumes you match their performance.Both scenarios share the same projected revenue — the toggle changes who runs the property and what that costs, not what it earns.
Net yieldNet operating income ÷ all-in investment. After local operating taxes; before home-country personal tax and financing costs. Modelled from observed market performance of comparable Airbnb listings.
3.4%
$12,543 net operating income /yr
Gross yield · all-in basis
7.9%
−4.5 pts in operating costs & local taxes
After lease amortisation:0.3%A leasehold expires; we amortise your all-in investment straight-line over the remaining term. This is the honest return on a wasting asset — most tools ignore it.Rent repays your investment in 29.7 of 32 yrs
Before tax in your home country and financing costs. Estimates, not financial advice.
Modelled from Airbnb listings we track across Uluwatu — live calendar data.

No Airbnb match on file

We have not confirmed this exact villa on Airbnb, so it carries no operating history here. The figures above rest on the comparable set — a launch scenario, not a track record.

Revenue assumptions

Derived from the comparable Airbnb listings below. The headline ADR is the expected BOOKED rate — nearby asking prices corrected by our measured, market-calibrated asking-to-booked factor. Occupancy is calibrated against tracked reference homes nearby. Comp cards below show raw asking prices.
Expected ADR
$116
Expected booked rate (market-calibrated)
Expected occupancy
69%
Full-year estimate, market-calibrated
Projected annual revenue
$29,276
ADR × occupancy × 365
Seasonal occupancy pattern
Peak Aug +16% · Low Jan -13%
J
F
M
A
M
J
J
A
S
O
N
D
Monthly occupancy relative to the annual average, measured over three years in Canggu.

Investment basis

The true all-in acquisition cost — asking price plus purchase costs, renovation and furnishing. Every yield on this page is computed against this total, not the asking price.
Adjust the figures to your deal — yields recalculate live.
Purchase price· asking · leasehold
$
Acquisition costs· 1.4% of price, auto-calculated
$4,985
PPAT notary (lease deed)$3,604
Legal due diligence$1,381
Buyer-side agent fee· paid by the seller$0
Lease tax· customarily the lessor’s; confirm in the lease$0
Renovation budget· no measured Bali basis — enter your own quote
$
Furniture & STR launch
$
All-in investment
$372,563
+3.4% over asking
Fully managed scenarioSwitch the scenario with the toggle at the top of the financial analysis — it drives every figure in this section. Gross revenue is identical in both scenarios (the comps' observed performance); the Villa Scorecard and risk panels elsewhere on the page always quote the fully-managed Brixfox Standard.
Gross annual revenue
$29,276
Rental management
−$5,855
Booking channel fees
−$1,464
Utilities
−$1,464
Cleaning & laundry
−$1,464
Maintenance & repairs
−$1,464
Insurance
−$878
Guest supplies & consumables
−$586
Property tax (PBB)
−$631
PPh 4(2) final tax on rent
−$2,928
Net operating income
$12,543/yr
Net yield on all-in investment
3.4%

Income tax is PPh 4(2), Indonesia's final tax on rent, at 10% of gross. The regional hotel tax (PBJT, formerly PB1/PHR) is not charged: whether it applies depends on how the villa is licensed and let, so confirm it with your notary. Financing is not modelled.

Leasehold economics
A leasehold expires — the villa returns to the landowner and has no resale value at the end of the term. We write the all-in investment off straight-line over the remaining years and show the return after that annual cost. Most tools ignore this.
Lease amortisation · all-in ÷ 32 yrs remaining−$11,643/yr
Net yield after lease amortisation0.3%
Payback vs remaining term29.7 yrs of 32 yrs

Cost to reproduce & the long-term-let alternative

What it would cost to reproduce this villa, and what a yearly tenant would pay
Asking price 21% above cost to reproducecost ≈ $297kMedium confidence
Long-term rental alternative: ~$17k/yr gross rent2.6% net yieldLow confidence

Short-term letting projected to outperform long-term by 0.8 points.

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The page’s own figures, line by line · Every purchase cost and the all-in total · Occupancy and offer-price what-ifs · Bali ownership, tax and letting rules

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Evidence

Where it sits, and who confirms it

Comp table: Market evidence ↑ in Financials

Location

Agency pin · unverified

Uluwatu

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Verdict

Score, and what could go wrong

Same net-yield basis as the financial analysis

Brixfox Score

81B+
LocationStrong
Premium area with high rental demand
Rental YieldAverage
3.4% net yield on all-in cost
OccupancyGood
69% average occupancy
Nightly RateAverage
$116 per night
Visual AppealStrong
9/10 visual appeal
Size & SpaceAverage
220 m² land area
ZoningStrong
Pink zone — Tourism zoning (Kawasan Pariwisata) where short-term rental is permitted; a zoning reading at the pin, not a licence
TenureStrong
32 years remaining on lease
Prime location in Uluwatu — high tourist traffic
Stunning visuals (9/10) — commands premium nightly rates
In a tourism zone where short-term rental is permitted — eligible for a Pondok Wisata licence
Net yield of 3.4% (fully managed, on all-in cost) is near the market average — model your cashflow carefully
ADR of $116 limits revenue ceiling — consider repositioning potential

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risk & what-if

ScenarioOccupancyNet income /yrNet yield
-20 pts occupancy49%$8,7172.3%
-10 pts occupancy59%$10,6302.9%
Expected69%$12,5433.4%
+10 pts occupancy79%$14,4563.9%

Brixfox Standard · Non-resident · Fully managed · net yield on all-in cost

Lease runway32 yearsSafe zoneLiquid on resale; banks still do not finance leaseholds — plan for cash.
Payback29.7 yearsfrom net rent at the expected case
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Questions about this listing, answered from its data

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Answers grounded in this listing's data, its Airbnb comps and the score breakdown.

Opening read · generated from this listing's data

A 2-bed Uluwatu villa priced at $372,563 all-in, modelled at 3.4% net yield from 82 nearby Airbnb comparables with high confidence.

Strengths
  • •Net yield of 3.4% rests on a deep, consistent set of 82 nearby Airbnb comparables, rated high confidence
  • •Gross yield on all-in cost is 7.9%, with projected annual revenue of $29,276 at 69% occupancy
  • •Sits in Bali's tourism (pink) zone, where short-term holiday rental is permitted
Risks
  • •Leasehold with 32 years remaining; the villa reverts to the landowner at lease end, with no resale value then
  • •Asking price sits 21% above the cost to reproduce the villa's land and construction
  • •Off-plan delivery in September 2026, with a 6.9% price cut on 17 Aug 2026 and 4 months on market

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Villa Underwriting Report

PDF report · one-time purchase · this property

  • The page’s own figures, line by line
  • Every purchase cost and the all-in total
  • Occupancy and offer-price what-ifs
  • Bali ownership, tax and letting rules

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Modelled from live Airbnb calendar data around this property · operating costs per line, editable in the P&L · estimates, not financial advice.Data sources & methodology ›

ROI calculations use Brixfox Intelligence rental data from tracked Airbnb calendars. Operating costs are modelled per line — Airbnb/Booking channel fees whoever manages, then either a full-service management commission or the staff/local operations a self-managing owner buys back, cleaning residual, utilities & insurance, local taxes — with every rate editable in the Financial analysis P&L above. Gross revenue is identical in both management scenarios. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Bali may impact actual yields.