Brand new two bedroom leasehold villa with green views in fashionable Uluwatu

Brand new two bedroom leasehold villa with green views in fashionable Uluwatu

Uluwatu, Bali

$384k

Price

14.7%

ROI

3

Bedrooms

53%

Occupancy

Ownership: Freehold
Build: 204 m²
Est. Revenue: $82k/yr
Avg Nightly Rate: $420

Investment Analysis

Discover a sanctuary of modern tranquility in the heart of fashionable Uluwatu. This brand new two-bedroom leasehold villa is perfectly positioned to offer the best of both worlds: breathtaking, uninterrupted green views and close proximity to Bali's most

Kibarer Property
Uluwatu / Uluwatu

Brand new two bedroom leasehold villa with green views in fashionable Uluwatu

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

Grade A investment — short-term rental yields 14.7% net return annually.

Go to Source via Kibarer Property

The Investment

Brixfox Score80
GradeA
Brixfox Intelligence
80AExcellent
Score Breakdown
ROI & Yield88%
Capital Growth84%
Risk Profile81%
Market Demand80%

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
+21.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.8%
+$130K in 5yr (+34%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
14.7%
$4,712/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
5 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
6.8 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)
$420/night
50% ($210)Brixfox estimate($420/night)200% ($841)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Yearly income
$56,539
Airbnb data$420/night · 53% occupancy
Rental income
$420/night · 53% occ.
$81,729
Running costs (20%)
Utilities, cleaning, maintenance
-$16,346
Income tax (10%)
Indonesian rental income tax
-$8,173
Property tax
Annual property tax
-$671
Net income
14.7% ROI
$56,539

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$383,568
BPHTB (freehold transfer tax)$19,178
Notary & registration$1,800
Legal / due diligence$3,836
Total acquisition costs$24,814
Renovation (~$130/m², from finish level)
Estimated from finish level — mid-range usually needs light refresh.		$26,520
($16,320–$36,720)
Furnishing & STR launch
3bd × $3,500 base + appliances, electronics, outdoor, licence, photography, linens.		$26,500
All-in investment$461,402

Gross yield (asking)

21.3%

True gross yield (all-in)

17.7%

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.

$5.6M$4.2M$2.8M$1.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $384K
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 7: rental income alone has repaid the full purchase price.
2x return
Year 5: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$513K
+34%
Rental Income
+$300K
Total Position
$813K
+112%
16.2%/yr
Year 10
Capital Value
$687K
+79%
Rental Income
+$648K
Total Position
$1.3M
+248%
13.3%/yr
Year 20
Capital Value
$1.2M
+221%
Rental Income
+$1.5M
Total Position
$2.7M
+617%
10.3%/yr
Year 30
Capital Value
$2.2M
+474%
Rental Income
+$2.7M
Total Position
$4.9M
+1176%
8.9%/yr

Location

Uluwatu

Uluwatu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
14.7% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Strong
$420 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Prime location in Uluwatu — high tourist traffic
High rental yield at 14.7% — outperforms most villas in this market
Premium nightly rate of $420 — positioned in the top tier

Watch Out

Occupancy at 53% — factor in seasonal gaps
Compact plot at 0 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

33% occ.
9.1%
$2,921/mo
43% occ.
11.9%
$3,817/mo
53% occ.
14.7%
$4,712/mo
current
63% occ.
17.5%
$5,607/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.