EXQUISITE MODERN TROPICAL VILLA IN ULUWATU

EXQUISITE MODERN TROPICAL VILLA IN ULUWATU

Bali, Bali

$306k

Price

4.9%

ROI

2

Bedrooms

51%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 150 m²
Build: 130 m²
Est. Revenue: $28k/yr
Avg Nightly Rate: $152

Investment Analysis

Discover the perfect blend of modern tropical elegance and prime Uluwatu living in this exclusive off-plan villa, set for completion in the first quarter of 2026.

Propertia
Bali / Uluwatu
Long Lease

EXQUISITE MODERN TROPICAL VILLA IN ULUWATU

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
130 m²
Land Plot
150 m²
Tenure
Lease 49yr
Yield Curve Status

Grade C+ investment — long-term rental yields 7.8% net return annually.

Go to Source via Propertia

The Investment

Brixfox Score49
GradeC+
Brixfox Intelligence
49C+Moderate
Score Breakdown
ROI & Yield54%
Capital Growth51%
Risk Profile52%
Market Demand49%

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.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+9.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.2%
+$49K in 5yr (+16%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.3%
$1,601/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
15.9 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$152/night
50% ($76)Brixfox estimate($152/night)200% ($305)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Yearly income
$19,207
Airbnb data$152/night · 51% occupancy
Rental income
$152/night · 51% occ.
$28,202
Running costs (20%)
Utilities, cleaning, maintenance
-$5,640
Income tax (10%)
Indonesian rental income tax
-$2,820
Property tax
Annual property tax
-$535
Net income
6.3% ROI
$19,207

Long-Term Rental

Yearly income
$23,873
7 comps
Rental income
$3,516/mo
$33,755
Agency fee (10%)
Finder's fee per tenant
-$3,375
Vacancy (~8%)
1.5mo gap per tenancy
-$2,597
Income tax (10%)
Indonesian rental income tax
-$3,375
Property tax
Annual property tax
-$535
Net income
7.8% ROI
$23,873

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 49 years remaining.

$2.4M$1.8M$1.2M$599K$0Yr 0Yr 10Yr 20Yr 30Yr 40Purchase PriceIlliquid zoneUnsellableToday: $306KPeak Capital Value: Yr 24 ($559K)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 14: 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
$354K
+16%
44 years remaining
Rental Income
+$102K
Total Position
$456K
+49%
8.3%/yr
Year 10
Capital Value
$411K
+34%
39 years remaining
Rental Income
+$220K
Total Position
$631K
+106%
7.5%/yr
Year 15
Capital Value
$476K
+56%
34 years remaining
Rental Income
+$357K
Total Position
$833K
+173%
6.9%/yr
Year 20
Capital Value
$541K
+77%
29 years remaining
Rental Income
+$516K
Total Position
$1.1M
+246%
6.4%/yr

Location

Bali

Uluwatu, Approximate area

Loading Map...

Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Good
6.3% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Good
$152 per night
Visual Appeal
Strong
10/10 instagrammability
Size & Space
Weak
150 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
49 years remaining on lease

Top Highlights

Prime location in Uluwatu — high tourist traffic
Stunning visuals with 10/10 instagrammability — commands premium nightly rates
49+ year lease — strong tenure runway

Watch Out

Occupancy at 51% — factor in seasonal gaps
Compact plot at 150 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

31% occ.
3.7%
$952/mo
41% occ.
5.0%
$1,276/mo
51% occ.
6.3%
$1,601/mo
current
61% occ.
7.6%
$1,925/mo

Lease Timeline

49 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.