OFFPLAN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN UBUD BE-2387

OFFPLAN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN UBUD BE-2387

Bali, Bali

$299k

Price

6.3%

ROI

2

Bedrooms

43%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 663 m²
Build: 142 m²
Est. Revenue: $33k/yr
Avg Nightly Rate: $211

Investment Analysis

Experience the authentic charm of Bali in this beautifully designed bamboo villa, perfectly located in the heart of Singapadu, just a short stroll from the iconic Rusters Café. Surrounded by lush greenery and sweeping rice fields, this tranquil sanctuary provides the ideal escape to reconnect with nature and find inner peace. This uniquely designed bamboo villa blends natural tropical charm with modern comfort, featuring expansive windows that fill the interior with natural light and highlight the handcrafted bamboo details. At the heart of the villa, a sunken living room seamlessly connects with the kitchen and dining area, while the two-storey layout includes two bedrooms, with the spacious master suite flowing into a beautifully designed open-air bathroom. The kitchen and dining space open to an inviting outdoor lounge, capturing fresh air and sunlight throughout the day, and a discreet service room adds daily convenience without compromising the villa’s refined aesthetic. Outside, a private swimming pool framed by lush tropical gardens creates the perfect setting for serene mornings in the sun or peaceful evenings beneath the stars. Designed for those seeking a harmonious lifestyle, this villa beautifully reflects the spirit of Bali while providing all the modern comforts in one of Ubud’s most charming and fast-growing neighborhoods.

Bali Exception
Bali / Ubud - Singapadu

OFFPLAN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN UBUD BE-2387

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
142 m²
Land Plot
663 m²
Tenure
Lease 29yr
Yield Curve Status

Grade B investment — long-term rental yields 12.0% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score60
GradeB
Brixfox Intelligence
60BStrong
Score Breakdown
ROI & Yield66%
Capital Growth63%
Risk Profile62%
Market Demand60%

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
+8.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.6%
+$9K in 5yr (+3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.5%
$1,868/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
15 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
13.3 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$211/night
50% ($105)Brixfox estimate($211/night)200% ($421)
Occupancy
43%
10%Brixfox estimate(43%)100%

Short-Term Rental

Yearly income
$22,415
Airbnb data$211/night · 43% occupancy
Rental income
$211/night · 43% occ.
$32,769
Running costs (20%)
Utilities, cleaning, maintenance
-$6,554
Income tax (10%)
Indonesian rental income tax
-$3,277
Property tax
Annual property tax
-$523
Net income
7.5% ROI
$22,415

Long-Term Rental

Yearly income
$35,927
15 comps
Rental income
$5,251/mo
$50,410
Agency fee (10%)
Finder's fee per tenant
-$5,041
Vacancy (~8%)
1.5mo gap per tenancy
-$3,878
Income tax (10%)
Indonesian rental income tax
-$5,041
Property tax
Annual property tax
-$523
Net income
12.0% ROI
$35,927

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 29 years remaining.

$1.2M$874K$583K$291K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $299KPeak Capital Value: Yr 4 ($309K)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 12: 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
$308K
+3%
24 years remaining
Rental Income
+$119K
Total Position
$427K
+43%
7.4%/yr
Year 10
Capital Value
$283K
-5%
19 years remaining
Rental Income
+$257K
Total Position
$540K
+81%
6.1%/yr
Year 15
Capital Value
$190K
-36%
14 years remaining
Rental Income
+$417K
Total Position
$607K
+103%
4.8%/yr
Year 20
Capital Value
$94K
-69%
9 years remaining
Rental Income
+$602K
Total Position
$696K
+133%
4.3%/yr

Location

Bali

Ubud - Singapadu, Approximate area

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Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Good
Popular area with steady demand
Rental Yield
Good
7.5% annual return
Occupancy
Weak
43% average occupancy
Nightly Rate
Strong
$211 per night
Visual Appeal
Strong
10/10 instagrammability
Size & Space
Strong
663 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
29 years remaining on lease

Top Highlights

Premium nightly rate of $211 — positioned in the top tier
Stunning visuals with 10/10 instagrammability — commands premium nightly rates
Generous 663 m² land — room for expansion or amenities

Watch Out

Occupancy at 43% — factor in seasonal gaps
STR zoning not confirmed — verify before purchasing for short-term rental use

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.
5.2%
$1,301/mo
40% occ.
7.0%
$1,749/mo
43% occ.
7.5%
$1,868/mo
current
53% occ.
9.3%
$2,316/mo

Lease Timeline

29 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.