STUNNING MODERN MEDITERRANEAN FINISHED VILLAS NEAR NYANG NYANG BEACH

STUNNING MODERN MEDITERRANEAN FINISHED VILLAS NEAR NYANG NYANG BEACH

Uluwatu, Bali

$200k

Price

5.3%

ROI

1

Bedrooms

34%

Occupancy

1 Bathrooms
Ownership: Freehold
Land: 857 m²
Build: 857 m²
Est. Revenue: $16k/yr
Avg Nightly Rate: $132

Investment Analysis

Welcome to The Makara Villas! A collection of 10 stunning, turn-key ready 1-bedroom villas near Nyang Nyang Beach, designed for effortless coastal living. Just minutes from pristine beaches, top dining spots, and adventure activities like paragliding, this prime location offers the perfect mix of tranquility and excitement. Each finished villa boasts 85.7 sqm of sleek, […]

Propertia
Uluwatu / Uluwatu

STUNNING MODERN MEDITERRANEAN FINISHED VILLAS NEAR NYANG NYANG BEACH

Inventory
1 Beds
Bathrooms
1 Baths
Built Area
857 m²
Land Plot
857 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 5.5% net return annually.

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The Investment

Brixfox Score65
GradeB+
Brixfox Intelligence
65B+Strong
Score Breakdown
ROI & Yield72%
Capital Growth68%
Risk Profile67%
Market Demand65%

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
+12.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.8%
+$68K in 5yr (+34%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.5%
$918/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
18.2 yr
Rental only

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

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Nightly Rate (ADR)
$132/night
50% ($66)Brixfox estimate($132/night)200% ($264)
Occupancy
34%
10%Brixfox estimate(34%)100%

Short-Term Rental

Yearly income
$11,013
Airbnb data$132/night · 34% occupancy
Rental income
$132/night · 34% occ.
$16,233
Running costs (20%)
Utilities, cleaning, maintenance
-$3,247
Income tax (10%)
Indonesian rental income tax
-$1,623
Property tax
Annual property tax
-$350
Net income
5.5% ROI
$11,013

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

True all-in investment

What the headline asking price actually costs once mandatory taxes, fees, renovation, and furnishing are added. Yields rebased onto this number — closer to what you'll really earn against what you'll really pay.

Asking price$200,183
BPHTB (freehold transfer tax)$10,009
Notary & registration$1,800
Legal / due diligence$2,002
Total acquisition costs$13,811
Renovation (~$175/m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		$149,975
($85,700–$214,250)
Furnishing & STR launch
1bd × $3,500 base + appliances, electronics, outdoor, licence, photography, linens.		$18,100
All-in investment$382,069

Gross yield (asking)

8.1%

True gross yield (all-in)

4.2%

Bali estimates assume freehold (Hak Milik) acquisition via PT PMA. Leasehold (Hak Sewa) deals have lower transfer costs (~1% vs 5% BPHTB). Renovation rates calibrated to Bali contractor pricing. Working capital not included.

Growth & Exit Strategy

How your investment grows over time

Freehold — 6%/yr appreciation in Uluwatu.

$1.9M$1.4M$962K$481K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $200K
Capital appreciation
Property value growing at +6%/yr based on Uluwatu market trends.
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 15: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$268K
+34%
Rental Income
+$58K
Total Position
$326K
+63%
10.3%/yr
Year 10
Capital Value
$358K
+79%
Rental Income
+$126K
Total Position
$485K
+142%
9.2%/yr
Year 20
Capital Value
$642K
+221%
Rental Income
+$296K
Total Position
$938K
+369%
8.0%/yr
Year 30
Capital Value
$1.1M
+474%
Rental Income
+$524K
Total Position
$1.7M
+736%
7.3%/yr

Location

Uluwatu

Uluwatu, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Good
5.5% annual return
Occupancy
Weak
34% average occupancy
Nightly Rate
Good
$132 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Strong
857 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Prime location in Uluwatu — high tourist traffic
Generous 857 m² land — room for expansion or amenities
Freehold ownership — maximum long-term security

Watch Out

Occupancy at 34% — factor in seasonal gaps
Visual appeal is below average — photos may not compete well on Airbnb listings

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.
4.9%
$813/mo
40% occ.
6.6%
$1,094/mo
34% occ.
5.5%
$918/mo
current
44% occ.
7.2%
$1,199/mo

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.