TIMELESS DESIGN OFF-PLAN VILLAS MINUTES FROM SULUBAN BEACH

TIMELESS DESIGN OFF-PLAN VILLAS MINUTES FROM SULUBAN BEACH

Bali, Bali

$207k

Price

9.4%

ROI

1

Bedrooms

48%

Occupancy

1 Bathrooms
Ownership: leasehold
Land: 85 m²
Build: 63 m²
Est. Revenue: $33k/yr
Avg Nightly Rate: $187

Investment Analysis

Located in the heart of Suluban, Uluwatu, this thoughtfully designed development presents a limited collection of villas, including three one-bedroom units, set within one of Bali’s most desirable coastal enclaves.

Propertia
Bali / Uluwatu

TIMELESS DESIGN OFF-PLAN VILLAS MINUTES FROM SULUBAN BEACH

Inventory
1 Beds
Bathrooms
1 Baths
Built Area
63 m²
Land Plot
85 m²
Tenure
Lease 26yr
Yield Curve Status

Grade B investment — short-term rental yields 10.9% net return annually.

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The Investment

Brixfox Score56
GradeB
Brixfox Intelligence
56BStrong
Score Breakdown
ROI & Yield62%
Capital Growth59%
Risk Profile58%
Market Demand56%

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
+10.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.3%
-$4K in 5yr (-2%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.9%
$1,881/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
9.2 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$187/night
50% ($93)Brixfox estimate($187/night)200% ($374)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$22,570
Airbnb data$187/night · 48% occupancy
Rental income
$187/night · 48% occ.
$32,760
Running costs (20%)
Utilities, cleaning, maintenance
-$6,552
Income tax (10%)
Indonesian rental income tax
-$3,276
Property tax
Annual property tax
-$362
Net income
10.9% ROI
$22,570

Long-Term Rental

Yearly income
$14,579
7 comps
Rental income
$2,152/mo
$20,663
Agency fee (10%)
Finder's fee per tenant
-$2,066
Vacancy (~8%)
1.5mo gap per tenancy
-$1,589
Income tax (10%)
Indonesian rental income tax
-$2,066
Property tax
Annual property tax
-$362
Net income
7.1% ROI
$14,579

Short-term rental earns 1.5x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 26 years remaining.

$1.0M$751K$500K$250K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $207KPeak Capital Value: Yr 1 ($208K)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 9: 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
$203K
-2%
21 years remaining
Rental Income
+$120K
Total Position
$323K
+56%
9.3%/yr
Year 10
Capital Value
$154K
-26%
16 years remaining
Rental Income
+$259K
Total Position
$413K
+100%
7.2%/yr
Year 15
Capital Value
$88K
-58%
11 years remaining
Rental Income
+$420K
Total Position
$507K
+145%
6.2%/yr
Year 20
Capital Value
$32K
-84%
6 years remaining
Rental Income
+$606K
Total Position
$639K
+209%
5.8%/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
Strong
10.9% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Good
$187 per night
Visual Appeal
Strong
10/10 instagrammability
Size & Space
Weak
85 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
26 years remaining on lease

Top Highlights

Prime location in Uluwatu — high tourist traffic
High rental yield at 10.9% — outperforms most Bali villas
Stunning visuals with 10/10 instagrammability — commands premium nightly rates

Watch Out

Occupancy at 48% — factor in seasonal gaps
Compact plot at 85 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.
6.8%
$1,163/mo
40% occ.
9.1%
$1,561/mo
48% occ.
10.9%
$1,881/mo
current
58% occ.
13.2%
$2,279/mo

Lease Timeline

26 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.