Beautiful Joglo Style Villa in Ungasan

Beautiful Joglo Style Villa in Ungasan

Bali, Bali

$133k

Price

11.3%

ROI

2

Bedrooms

47%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 550 m²
Build: 150 m²
Est. Revenue: $23k/yr
Avg Nightly Rate: $133

Investment Analysis

This beautiful 2-bedroom villa in Ungasan, Bali, sits on 5.5 Are of land with a 150 sqm build. It’s a short drive from Uluwatu and Dreamland Beach, with cafes and restaurants nearby. The villa combines Joglo Style with tropical touches, featuring two bedrooms with en-suite bathrooms. The open living, kitchen, and dining areas flow into a swimming pool and garden. It also has a storage room and parking for a bike or one car. With 12 years remaining lease and options to extend. Priced at only IDR 2.15 billion, this villa is a great investment opportunity in Bali.

Propertia
Bali / Ungasan

Beautiful Joglo Style Villa in Ungasan

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
150 m²
Land Plot
550 m²
Tenure
Lease 12yr
Yield Curve Status

Grade B investment — long-term rental yields 30.0% net return annually.

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The Investment

Brixfox Score55
GradeB
Brixfox Intelligence
55BStrong
Score Breakdown
ROI & Yield61%
Capital Growth58%
Risk Profile57%
Market Demand55%

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
+0.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-11.5%
-$76K in 5yr (-57%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
11.9%
$1,317/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
8.4 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$133/night
50% ($66)Brixfox estimate($133/night)200% ($266)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Yearly income
$15,801
Airbnb data$133/night · 47% occupancy
Rental income
$133/night · 47% occ.
$22,904
Running costs (20%)
Utilities, cleaning, maintenance
-$4,581
Income tax (10%)
Indonesian rental income tax
-$2,290
Property tax
Annual property tax
-$232
Net income
11.9% ROI
$15,801

Long-Term Rental

Yearly income
$51,838
7 comps
Rental income
$7,501/mo
$72,013
Agency fee (10%)
Finder's fee per tenant
-$7,201
Vacancy (~8%)
1.5mo gap per tenancy
-$5,539
Income tax (10%)
Indonesian rental income tax
-$7,201
Property tax
Annual property tax
-$232
Net income
30.0% ROI
$51,838

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 12 years remaining.

$258K$193K$129K$64K$0Yr 0Yr 5Yr 10Purchase PriceIlliquid zoneUnsellableToday: $133KPeak Capital Value: NowPaid back
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 8: 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
$56K
-57%
7 years remaining
Rental Income
+$84K
Total Position
$140K
+6%
1.1%/yr
Year 10
Capital Value
$12K
-91%
2 years remaining
Rental Income
+$181K
Total Position
$193K
+45%
3.8%/yr
Leasehold Alert
Only 12 years remaining — very difficult to resell. The best strategy is to maximise rental income and factor lease renewal (~$50–150K) into your ROI.

Location

Bali

Ungasan, 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
11.9% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Good
$133 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
550 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Average
12 years remaining on lease

Top Highlights

High rental yield at 11.9% — outperforms most Bali villas
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 550 m² land — room for expansion or amenities

Watch Out

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

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
7.5%
$830/mo
40% occ.
10.1%
$1,113/mo
47% occ.
11.9%
$1,317/mo
current
57% occ.
14.5%
$1,600/mo

Lease Timeline

12 years remaining
Illiquid Zone

Only 12 years left — very difficult to resell. Consider maximizing rental income or negotiating a lease extension (~$50-150K).

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.