STUNNING TROPICAL LIVING IN ULUWATU

STUNNING TROPICAL LIVING IN ULUWATU

Bali, Bali

$182k

Price

5.9%

ROI

1

Bedrooms

49%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 110 m²
Build: 0.65 m²
Est. Revenue: $15k/yr
Avg Nightly Rate: $86

Investment Analysis

Set in a peaceful pocket of Uluwatu, just 15 minutes from the beach and a short 10-minute drive to the buzzing Bingin lifestyle scene, this modern tropical villa is the perfect blend of style, comfort, and smart investment.

Propertia
Bali / Uluwatu
Commercial Zone
Long Lease

STUNNING TROPICAL LIVING IN ULUWATU

Inventory
1 Beds
Bathrooms
2 Baths
Built Area
0.65 m²
Land Plot
110 m²
Tenure
Lease 39yr
Yield Curve Status

Grade B investment — short-term rental yields 5.7% net return annually.

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The Investment

Brixfox Score55
GradeB
Brixfox Intelligence
55BStrong
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.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+8.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.2%
+$29K in 5yr (+16%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.7%
$863/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
17.6 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$86/night
50% ($43)Brixfox estimate($86/night)200% ($172)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Yearly income
$10,360
Airbnb data$86/night · 49% occupancy
Rental income
$86/night · 49% occ.
$15,255
Running costs (20%)
Utilities, cleaning, maintenance
-$3,051
Income tax (10%)
Indonesian rental income tax
-$1,526
Property tax
Annual property tax
-$318
Net income
5.7% ROI
$10,360

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

Growth & Exit Strategy

How your investment grows over time

Leasehold with 39 years remaining.

$861K$645K$430K$215K$0Yr 0Yr 10Yr 20Yr 30Purchase PriceIlliquid zoneUnsellableToday: $182KPeak Capital Value: Yr 14 ($248K)Paid 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 15: 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
$211K
+16%
34 years remaining
Rental Income
+$55K
Total Position
$266K
+46%
7.9%/yr
Year 10
Capital Value
$240K
+32%
29 years remaining
Rental Income
+$119K
Total Position
$358K
+97%
7.0%/yr
Year 15
Capital Value
$247K
+36%
24 years remaining
Rental Income
+$193K
Total Position
$439K
+141%
6.1%/yr
Year 20
Capital Value
$227K
+25%
19 years remaining
Rental Income
+$278K
Total Position
$505K
+178%
5.2%/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
5.7% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Average
$86 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
110 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
39 years remaining on lease

Top Highlights

Prime location in Uluwatu — high tourist traffic
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Commercial Zone verified — fully licensed for short-term rentals

Watch Out

Occupancy at 49% — factor in seasonal gaps
ADR of $86 limits revenue ceiling — consider repositioning 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.
3.4%
$522/mo
40% occ.
4.6%
$705/mo
49% occ.
5.7%
$863/mo
current
59% occ.
6.9%
$1,046/mo

Lease Timeline

39 years remaining
Safe Zone

Your lease is in the safe zone. The property is liquid on the resale market and maintains strong valuation.

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.