READY NOW 2 BEDROOM VILLA FOR SALE LEASEHOLD IN ULUWATU BE-2315

READY NOW 2 BEDROOM VILLA FOR SALE LEASEHOLD IN ULUWATU BE-2315

Bali, Bali

$190k

Price

14.6%

ROI

2

Bedrooms

48%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 150 m²
Build: 90 m²
Est. Revenue: $49k/yr
Avg Nightly Rate: $276

Investment Analysis

Located in the highly sought-after area of Pecatu, just 5 minutes from Nyang Nyang Beach, this stylish villa enjoys a prime position on Bali’s southern coast — famous for its white-sand beaches, dramatic cliffs, surf spots, and unforgettable sunsets. The location is not only tranquil but also perfectly suited for short-term rental platforms like Airbnb, attracting both surfers and travelers looking for a peaceful getaway.

Bali Exception
Bali / Uluwatu - Nyang-Nyang

READY NOW 2 BEDROOM VILLA FOR SALE LEASEHOLD IN ULUWATU BE-2315

Inventory
2 Beds
Bathrooms
3 Baths
Built Area
90 m²
Land Plot
150 m²
Tenure
Lease 22yr
Yield Curve Status

Grade B investment — short-term rental yields 17.8% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score63
GradeB
Brixfox Intelligence
63BStrong
Score Breakdown
ROI & Yield69%
Capital Growth66%
Risk Profile65%
Market Demand63%

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
+14.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-3.7%
-$35K in 5yr (-18%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
17.8%
$2,816/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
5.6 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$276/night
50% ($138)Brixfox estimate($276/night)200% ($552)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$33,793
Airbnb data$276/night · 48% occupancy
Rental income
$276/night · 48% occ.
$48,751
Running costs (20%)
Utilities, cleaning, maintenance
-$9,750
Income tax (10%)
Indonesian rental income tax
-$4,875
Property tax
Annual property tax
-$333
Net income
17.8% ROI
$33,793

Long-Term Rental

Yearly income
$23,739
7 comps
Rental income
$3,468/mo
$33,291
Agency fee (10%)
Finder's fee per tenant
-$3,329
Vacancy (~8%)
1.5mo gap per tenancy
-$2,561
Income tax (10%)
Indonesian rental income tax
-$3,329
Property tax
Annual property tax
-$333
Net income
12.5% ROI
$23,739

Short-term rental earns 1.4x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 22 years remaining.

$1.2M$890K$593K$297K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $190KPeak Capital Value: NowPaid 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 6: 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
$155K
-18%
17 years remaining
Rental Income
+$179K
Total Position
$334K
+76%
12.0%/yr
Year 10
Capital Value
$95K
-50%
12 years remaining
Rental Income
+$387K
Total Position
$482K
+154%
9.8%/yr
Year 15
Capital Value
$40K
-79%
7 years remaining
Rental Income
+$629K
Total Position
$669K
+252%
8.8%/yr
Year 20
Capital Value
$8K
-96%
2 years remaining
Rental Income
+$908K
Total Position
$917K
+382%
8.2%/yr

Location

Bali

Uluwatu - Nyang-Nyang, 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
17.8% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Strong
$276 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
150 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
22 years remaining on lease

Top Highlights

Prime location in Uluwatu - Nyang-Nyang — high tourist traffic
High rental yield at 17.8% — outperforms most Bali villas
Premium nightly rate of $276 — positioned in the top tier

Watch Out

Occupancy at 48% — 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

30% occ.
11.0%
$1,734/mo
40% occ.
14.7%
$2,321/mo
48% occ.
17.8%
$2,816/mo
current
58% occ.
21.5%
$3,403/mo

Lease Timeline

22 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 7 years while the property is still easy to sell.

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.