ARCHITECTURALLY REFINED OFF-PLAN VILLAS WITH OCEAN VIEWS IN ULUWATU

ARCHITECTURALLY REFINED OFF-PLAN VILLAS WITH OCEAN VIEWS IN ULUWATU

Bali, Bali

$238k

Price

6.5%

ROI

2

Bedrooms

50%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 105 m²
Build: 112 m²
Est. Revenue: $27k/yr
Avg Nightly Rate: $152

Investment Analysis

Set on a tranquil hillside near Uluwatu’s Golf Course, this exclusive development offers a limited collection of refined 2-bedroom villas within a prime Pecatu location.

Propertia
Bali / Uluwatu
Commercial Zone

ARCHITECTURALLY REFINED OFF-PLAN VILLAS WITH OCEAN VIEWS IN ULUWATU

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
112 m²
Land Plot
105 m²
Tenure
Lease 24yr
Yield Curve Status

Grade C+ investment — short-term rental yields 7.9% net return annually.

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The Investment

Brixfox Score55
GradeC+
Brixfox Intelligence
55C+Moderate
Score Breakdown
ROI & Yield61%
Capital Growth58%
Risk Profile57%
Market Demand55%

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
+6.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-1.6%
-$19K in 5yr (-8%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.9%
$1,568/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
18 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
12.7 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$152/night
50% ($76)Brixfox estimate($152/night)200% ($303)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Yearly income
$18,817
Airbnb data$152/night · 50% occupancy
Rental income
$152/night · 50% occ.
$27,477
Running costs (20%)
Utilities, cleaning, maintenance
-$5,495
Income tax (10%)
Indonesian rental income tax
-$2,748
Property tax
Annual property tax
-$417
Net income
7.9% ROI
$18,817

Long-Term Rental

Yearly income
$18,279
7 comps
Rental income
$2,693/mo
$25,856
Agency fee (10%)
Finder's fee per tenant
-$2,586
Vacancy (~8%)
1.5mo gap per tenancy
-$1,989
Income tax (10%)
Indonesian rental income tax
-$2,586
Property tax
Annual property tax
-$417
Net income
7.7% ROI
$18,279

Short-term rental earns 1.0x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 24 years remaining.

$745K$559K$372K$186K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $238KPeak 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 11: 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
$219K
-8%
19 years remaining
Rental Income
+$100K
Total Position
$319K
+34%
6.0%/yr
Year 10
Capital Value
$147K
-38%
14 years remaining
Rental Income
+$216K
Total Position
$363K
+52%
4.3%/yr
Year 15
Capital Value
$73K
-70%
9 years remaining
Rental Income
+$350K
Total Position
$423K
+77%
3.9%/yr
Year 20
Capital Value
$20K
-92%
4 years remaining
Rental Income
+$506K
Total Position
$525K
+121%
4.0%/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
Good
7.9% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Good
$152 per night
Visual Appeal
Strong
10/10 instagrammability
Size & Space
Weak
105 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Good
24 years remaining on lease

Top Highlights

Prime location in Uluwatu — high tourist traffic
Stunning visuals with 10/10 instagrammability — commands premium nightly rates
Commercial Zone verified — fully licensed for short-term rentals

Watch Out

Occupancy at 50% — factor in seasonal gaps
Compact plot at 105 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.
4.7%
$934/mo
40% occ.
6.3%
$1,257/mo
50% occ.
7.9%
$1,568/mo
current
60% occ.
9.5%
$1,891/mo

Lease Timeline

24 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 9 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.