MEDITERRANEAN 3 BEDROOM VILLA FOR SALE LEASEHOLD IN ULUWATU BE-576

MEDITERRANEAN 3 BEDROOM VILLA FOR SALE LEASEHOLD IN ULUWATU BE-576

Bali, Bali

$670k

Price

6.0%

ROI

3

Bedrooms

46%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 265 m²
Build: 284 m²
Est. Revenue: $67k/yr
Avg Nightly Rate: $397

Investment Analysis

Discover this exquisite villa nestled in the heart of Uluwatu, just minutes away from trendy cafes, gourmet restaurants, vibrant beach clubs, and Nyang-Nyang pristine untouched beach just a 5 minute drive away. This meticulously designed tropical Mediterranean oasis spans 265 square meters of land and boasts 284 square meters of luxurious…

Bali Exception
Bali / Uluwatu
Commercial Zone
Long Lease

MEDITERRANEAN 3 BEDROOM VILLA FOR SALE LEASEHOLD IN ULUWATU BE-576

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
284 m²
Land Plot
265 m²
Tenure
Lease 44yr
Yield Curve Status

Grade B+ investment — long-term rental yields 8.0% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score72
GradeB+
Brixfox Intelligence
72B+Strong
Score Breakdown
ROI & Yield79%
Capital Growth76%
Risk Profile73%
Market Demand72%

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
+10.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.2%
+$107K in 5yr (+16%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.8%
$3,817/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
14.6 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$397/night
50% ($198)Brixfox estimate($397/night)200% ($793)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$45,809
Airbnb data$397/night · 46% occupancy
Rental income
$397/night · 46% occ.
$67,116
Running costs (20%)
Utilities, cleaning, maintenance
-$13,423
Income tax (10%)
Indonesian rental income tax
-$6,712
Property tax
Annual property tax
-$1,172
Net income
6.8% ROI
$45,809

Long-Term Rental

Yearly income
$53,452
5 comps
Rental income
$7,869/mo
$75,544
Agency fee (10%)
Finder's fee per tenant
-$7,554
Vacancy (~8%)
1.5mo gap per tenancy
-$5,811
Income tax (10%)
Indonesian rental income tax
-$7,554
Property tax
Annual property tax
-$1,172
Net income
8.0% ROI
$53,452

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 44 years remaining.

$4.7M$3.5M$2.3M$1.2M$0Yr 0Yr 10Yr 20Yr 30Yr 40Purchase PriceIlliquid zoneUnsellableToday: $670KPeak Capital Value: Yr 19 ($1.1M)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 13: 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
$777K
+16%
39 years remaining
Rental Income
+$243K
Total Position
$1.0M
+52%
8.8%/yr
Year 10
Capital Value
$900K
+34%
34 years remaining
Rental Income
+$525K
Total Position
$1.4M
+113%
7.8%/yr
Year 15
Capital Value
$1.0M
+53%
29 years remaining
Rental Income
+$852K
Total Position
$1.9M
+180%
7.1%/yr
Year 20
Capital Value
$1.1M
+57%
24 years remaining
Rental Income
+$1.2M
Total Position
$2.3M
+241%
6.3%/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
Good
6.8% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Strong
$397 per night
Visual Appeal
Strong
10/10 instagrammability
Size & Space
Average
265 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
44 years remaining on lease

Top Highlights

Prime location in Uluwatu — high tourist traffic
Premium nightly rate of $397 — positioned in the top tier
Stunning visuals with 10/10 instagrammability — commands premium nightly rates

Watch Out

Occupancy at 46% — factor in seasonal gaps
Compact plot at 265 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.
4.4%
$2,435/mo
40% occ.
5.9%
$3,280/mo
46% occ.
6.8%
$3,817/mo
current
56% occ.
8.3%
$4,662/mo

Lease Timeline

44 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.