UNIQUE MODERN DESIGN 1 BEDROOM VILLA FOR SALE LEASEHOLD IN ULUWATU BE-848

UNIQUE MODERN DESIGN 1 BEDROOM VILLA FOR SALE LEASEHOLD IN ULUWATU BE-848

Bali, Bali

$189k

Price

11.0%

ROI

1

Bedrooms

55%

Occupancy

1 Bathrooms
Ownership: leasehold
Land: 115 m²
Build: 60 m²
Est. Revenue: $32k/yr
Avg Nightly Rate: $162

Investment Analysis

This charming villa is nestled in the heart of Uluwatu Pecatu, renowned for its proximity to trendy cafes, restaurants, and beach clubs.With a unique modern design, this villa is setting on 100 sqm of land and has a building size of 60 sqm. It features 1 bedroom, 1 bathroom, a spacious living room, a fully-equipped kitchen, and an inviting dining area, promising the ultimate comfort and luxury.

Bali Exception
Bali / Uluwatu - Pecatu
Commercial Zone

UNIQUE MODERN DESIGN 1 BEDROOM VILLA FOR SALE LEASEHOLD IN ULUWATU BE-848

Inventory
1 Beds
Bathrooms
1 Baths
Built Area
60 m²
Land Plot
115 m²
Tenure
Lease 34yr
Yield Curve Status

Grade B+ investment — short-term rental yields 11.8% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score73
GradeB+
Brixfox Intelligence
73B+Strong
Score Breakdown
ROI & Yield80%
Capital Growth77%
Risk Profile74%
Market Demand73%

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
+14.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+2.7%
+$26K in 5yr (+14%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
11.8%
$1,853/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
8.5 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$162/night
50% ($81)Brixfox estimate($162/night)200% ($323)
Occupancy
55%
10%Brixfox estimate(55%)100%

Short-Term Rental

Yearly income
$22,239
Airbnb data$162/night · 55% occupancy
Rental income
$162/night · 55% occ.
$32,243
Running costs (20%)
Utilities, cleaning, maintenance
-$6,449
Income tax (10%)
Indonesian rental income tax
-$3,224
Property tax
Annual property tax
-$331
Net income
11.8% ROI
$22,239

Long-Term Rental

Yearly income
$16,887
6 comps
Rental income
$2,480/mo
$23,812
Agency fee (10%)
Finder's fee per tenant
-$2,381
Vacancy (~8%)
1.5mo gap per tenancy
-$1,832
Income tax (10%)
Indonesian rental income tax
-$2,381
Property tax
Annual property tax
-$331
Net income
8.9% ROI
$16,887

Short-term rental earns 1.3x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 34 years remaining.

$1.5M$1.1M$738K$369K$0Yr 0Yr 10Yr 20Yr 30Purchase PriceIlliquid zoneUnsellableToday: $189KPeak Capital Value: Yr 9 ($222K)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 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
$215K
+14%
29 years remaining
Rental Income
+$118K
Total Position
$333K
+76%
12.0%/yr
Year 10
Capital Value
$221K
+17%
24 years remaining
Rental Income
+$255K
Total Position
$476K
+152%
9.7%/yr
Year 15
Capital Value
$203K
+7%
19 years remaining
Rental Income
+$414K
Total Position
$617K
+226%
8.2%/yr
Year 20
Capital Value
$137K
-28%
14 years remaining
Rental Income
+$598K
Total Position
$734K
+288%
7.0%/yr

Location

Bali

Uluwatu - Pecatu, 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
11.8% annual return
Occupancy
Average
55% average occupancy
Nightly Rate
Good
$162 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
115 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
34 years remaining on lease

Top Highlights

Prime location in Uluwatu - Pecatu — high tourist traffic
High rental yield at 11.8% — outperforms most Bali villas
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Occupancy at 55% — factor in seasonal gaps
Compact plot at 115 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

35% occ.
7.4%
$1,165/mo
45% occ.
9.6%
$1,509/mo
55% occ.
11.8%
$1,853/mo
current
65% occ.
14.0%
$2,197/mo

Lease Timeline

34 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.