Move-In Ready 3-Bedroom Modern Villa in Uluwatu

Move-In Ready 3-Bedroom Modern Villa in Uluwatu

Uluwatu, Bali

$290k

Price

3

Bedrooms

68%

Occupancy

3 Bathrooms
Ownership: Leasehold
Land: 140 m²
Build: 257 m²
Est. Revenue: $43k/yr
Avg Nightly Rate: $174

How it compares in Uluwatu

  • Expected occupancy of 68% compares with a 71% median across 858 tracked Uluwatu villas.
  • Its expected nightly rate of $174 sits below the Uluwatu median of $208.
  • Brixfox ranks its projected net yield in the bottom half of the 856 live Uluwatu listings it tracks.
How Brixfox computes these figures

Investment Analysis

For sale PPV4970: Leasehold Villa in Uluwatu at IDR 5.13 Billion (USD 290K). 3 BR, 3 BA, 257 m², 1.4 Are land, 22.5 Years Lease & legal titles verified. Contact PROPERTIA now!

Price
$289,742
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Move-In Ready 3-Bedroom Modern Villa in Uluwatu

Uluwatu · Ref BF-502768Source · Propertia · listed 17 Jul 2026
Asking price · Leasehold
$289,742
Ownership
Leasehold
Bedrooms
3
Bathrooms
3
Built area
257 m²
Land
140 m²
True net yield
6.3%
≈ $2,297/mo net after costs & tax
Cash yield while the lease runs — capital not recovered after 22.5 yrs
Lease-adjusted return
1.9% / yr
over 22.5-yr lease, capital not recovered
Brixfox Score 73 · B
22.5 yrs left on lease
Short lease — 22.5 yrs left. The 6.3% net yield is cash income while the lease runs; your capital is not recovered when it ends. Adjusted for the lease decay, the real return is about 1.9%/yr — unless you extend the lease.
Modelled from Airbnb listings we track across Uluwatu — live calendar data. Projections are estimates, not financial advice.

What nearby Airbnbs actually earn

Brixfox tracks the live availability calendars of Airbnb listings around this property. The rates and occupancy below are observed from real bookings — this is the data behind every yield figure on this page.

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.

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$174/night
50% ($87)Brixfox estimate($174/night)200% ($348)
Occupancy
68%
10%Brixfox estimate(68%)100%

Short-Term Rental

High confidence
Yearly income
$29,716
Likely range $23,773 – $35,659
Airbnb data$174/night · 68% occupancy
Rental income
$174/night · 68% occ.
$43,176
Running costs (20%)
Utilities, cleaning, maintenance
-$8,635
Income tax (10%)
Indonesian rental income tax
-$4,318
Property tax
Annual property tax
-$507
Net income
10.3% ROI
$29,716

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$289,742
Lease transfer & notarial admin (~1%)$2,897
Notary & registration$1,800
Legal / due diligence$2,897
Total acquisition costs$7,594
RenovationMove-in ready
STR launch (delivered furnished)
Delivered furnished — fit-out already in the price; only licence, photography, linens & STR setup added.		$5,500
All-in investment$302,836

Gross yield (asking)

14.9%

True gross yield (all-in)

14.3%

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

Leasehold with 22.5 years remaining.

$1.0M$786K$524K$262K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $290KPeak 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 9: 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
$244K
-16%
17.5 years remaining
Rental Income
+$158K
Total Position
$402K
+39%
6.8%/yr
Year 10
Capital Value
$153K
-47%
12.5 years remaining
Rental Income
+$341K
Total Position
$494K
+71%
5.5%/yr
Year 15
Capital Value
$68K
-76%
7.5 years remaining
Rental Income
+$553K
Total Position
$621K
+114%
5.2%/yr
Year 20
Capital Value
$16K
-95%
2.5 years remaining
Rental Income
+$798K
Total Position
$814K
+181%
5.3%/yr
Turnkey Management

Your property, professionally managed

Buying from abroad? You won't lift a finger. Vetted local management partners are already connected to this listing — ready to run it as a short-stay rental from day one, so the Managed projections above are something you can actually rely on.

Vetted by Brixfox 10+ yrs operating

Bali Villa Manager

Vetted

Full-service villa management across Bali — trusted since 2016

15%
Management fee
manager commission, of rental revenue — the P&L above models 20%, with Airbnb/Booking channel fees as a separate line whoever manages

All-in-one property management by the Villas of Bali team — daily, monthly and yearly rentals, staff supervision, maintenance and transparent monthly reporting, with a 24/7 concierge looking after your guests.

What the fee covers

  • Daily, monthly & yearly rental management
  • Listing & booking management on major platforms
  • Marketing & pricing strategy optimisation
  • 24/7 concierge & guest services
  • Staff supervision & professional housekeeping
  • Maintenance & repairs coordination
  • Financial reporting & accounting
  • Monthly owner statements & payouts
Visit Bali Villa Manager
Vetted by Brixfox 15+ yrs operating

Villa Bali Management

Vetted

The art of Balinese hospitality, tailored to every home

20%
Management fee
manager commission, of rental revenue — the P&L above models 20%, with Airbnb/Booking channel fees as a separate line whoever manages

Airbnb Ambassador and 10+ year Superhost — rated among Airbnb’s top hosts in the Asia-Pacific region. Full-service management from staff and maintenance to dynamic pricing, 24/7 guest support and monthly owner reports.

What the fee covers

  • Full staff & operations management
  • 24/7 maintenance & regular villa inspections
  • Multi-platform listings (Airbnb, Booking.com, Agoda, Expedia)
  • Dynamic pricing & revenue management
  • 24/7 guest concierge & support
  • Financial tracking & monthly owner reports
Visit Villa Bali Management

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Conversational analysis — questions about this listing, answered from real data.

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
10.3% annual return
Occupancy
Good
68% average occupancy
Nightly Rate
Good
$174 per night
Visual Appeal
Good
7/10 visual appeal
Size & Space
Weak
140 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
22.5 years remaining on lease

Top Highlights

Prime location in Uluwatu — high tourist traffic
High rental yield at 10.3% — outperforms most villas in this market

Watch Out

Compact plot at 140 m² — limited expansion potential
STR zoning not confirmed — verify before purchasing for short-term rental use

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

48% occ.
7.2%
$1,736/mo
58% occ.
8.7%
$2,106/mo
68% occ.
10.3%
$2,476/mo
current
78% occ.
11.8%
$2,847/mo

Lease Timeline

22.5 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 7.5 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.