3 BEDROOM CLOSE TO THE LUXURY GOLD OF BALANGAN

3 BEDROOM CLOSE TO THE LUXURY GOLD OF BALANGAN

Ungasan, Bali

$241k

Price

13.2%

ROI

3

Bedrooms

38%

Occupancy

3 Bathrooms
Ownership: Freehold
Land: 180 m²
Build: 180 m²
Est. Revenue: $46k/yr
Avg Nightly Rate: $334

Investment Analysis

Finished, built in December 2024. Located in Balangan, Uluwatu, just minutes from the stunning Balangan Beach, 25 years lease with option to extend. Villa is close to Bali’s only luxury golf course. Land size is 250 sqm with a building size of 180 sqm on a single level. The villa includes a private pool, garden, […]

Propertia
Ungasan / Ungasan

3 BEDROOM CLOSE TO THE LUXURY GOLD OF BALANGAN

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
180 m²
Land Plot
180 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 13.2% net return annually.

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The Investment

Brixfox Score71
GradeB+
Brixfox Intelligence
71B+Strong
Score Breakdown
ROI & Yield78%
Capital Growth75%
Risk Profile72%
Market Demand71%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+17.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$52K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
13.2%
$2,652/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
6 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
7.6 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)
$334/night
50% ($167)Brixfox estimate($334/night)200% ($668)
Occupancy
38%
10%Brixfox estimate(38%)100%

Short-Term Rental

Yearly income
$31,819
Airbnb data$334/night · 38% occupancy
Rental income
$334/night · 38% occ.
$46,059
Running costs (20%)
Utilities, cleaning, maintenance
-$9,212
Income tax (10%)
Indonesian rental income tax
-$4,606
Property tax
Annual property tax
-$422
Net income
13.2% ROI
$31,819

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$241,326
BPHTB (freehold transfer tax)$12,066
Notary & registration$1,800
Legal / due diligence$2,413
Total acquisition costs$16,279
Renovation (~$130/m², from finish level)
Estimated from finish level — mid-range usually needs light refresh.		$23,400
($14,400–$32,400)
Furnishing & STR launch
3bd × $3,500 base + appliances, electronics, outdoor, licence, photography, linens.		$26,500
All-in investment$307,505

Gross yield (asking)

19.1%

True gross yield (all-in)

15.0%

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 — 4%/yr appreciation in Ungasan.

$2.6M$2.0M$1.3M$660K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $241K
Capital appreciation
Property value growing at +4%/yr based on Ungasan 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 7: rental income alone has repaid the full purchase price.
2x return
Year 6: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$294K
+22%
Rental Income
+$169K
Total Position
$463K
+92%
13.9%/yr
Year 10
Capital Value
$357K
+48%
Rental Income
+$365K
Total Position
$722K
+199%
11.6%/yr
Year 20
Capital Value
$529K
+119%
Rental Income
+$855K
Total Position
$1.4M
+473%
9.1%/yr
Year 30
Capital Value
$783K
+224%
Rental Income
+$1.5M
Total Position
$2.3M
+852%
7.8%/yr

Location

Ungasan

Ungasan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
13.2% annual return
Occupancy
Weak
38% average occupancy
Nightly Rate
Strong
$334 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Average
180 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 13.2% — outperforms most villas in this market
Premium nightly rate of $334 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 38% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
10.4%
$2,098/mo
40% occ.
14.0%
$2,809/mo
38% occ.
13.2%
$2,652/mo
current
48% occ.
16.7%
$3,363/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.