Ready Now 2 Bedroom Leasehold Villa for Sale in Balangan Area Be-3300
Uluwatu · Balangan · Ref BF-540425Source · Bali Exception · listed 21 Jul 2026
Ownership
Leasehold
Bedrooms
2
Bathrooms
2
Built area
70 m²
Land
142 m²
Brixfox Score 92 · A+· top 10%Brixfox's 0–100 investment rating across 8 weighted pillars — ROI, location, rental demand, land & space, visual appeal, ownership security, payback speed and zoning. The grade is a relative rank — 92 grades as A+ (top 10% of tracked inventory in this market). It is not an endorsement of the yield figure by itself. Leasehold · 21.5 yrs leftFinancial analysis ↓
Short lease — 21.5 yrs left. The net yield below is cash income while the lease runs; your capital is not recovered when it ends — see “after lease amortisation” in the analysis.
Financials
What it earns, what it costs to own, and the net yield
Financial analysis
· Brixfox Standard · Non-resident · Fully managed
Leasehold · 21.5 yrs remainingFully managed is the Brixfox Standard shown on every card: a full-service manager whose commission includes the OTA/channel listing (not the cleaning cost — changeovers are funded by guest cleaning fees; you bear the residual). Self-managed drops the commission but pays the OTA host fee, staff/local operations and your own time directly. Both scenarios divide the SAME gross revenue — the toggle changes the cost stack, not the revenue. That revenue is observed from actively-operated comps, so self-managed assumes you match their performance.Both scenarios share the same projected revenue — the toggle changes who runs the property and what that costs, not what it earns.
Net yieldNet operating income ÷ all-in investment. After local operating taxes; before home-country personal tax and financing costs. Modelled from observed market performance of comparable Airbnb listings.
11.5%
$18,191 net operating income /yr
Gross yield · all-in basis
26.0%
−14.5 pts in operating costs & local taxes
After lease amortisation:6.8%A leasehold expires; we amortise your all-in investment straight-line over the remaining term. This is the honest return on a wasting asset — most tools ignore it.
Before tax in your home country and financing costs. Estimates, not financial advice.
Modelled from Airbnb listings we track across Uluwatu — live calendar data.
No Airbnb match on file
We have not confirmed this exact villa on Airbnb, so it carries no operating history here. The figures above rest on the comparable set — a launch scenario, not a track record.
Revenue assumptions
Derived from the comparable Airbnb listings below. The headline ADR is the expected BOOKED rate — nearby asking prices corrected by our measured asking-to-booked factor (~−33% on Bali). Occupancy is calibrated against tracked reference homes nearby. Comp cards below show raw asking prices.Expected ADR
$157
Expected booked rate (asking −33%, market-calibrated)
Expected occupancy
72%
Full-year estimate, market-calibrated
Projected annual revenue
$41,228
ADR × occupancy × 365
Seasonal occupancy pattern
Peak Jul +25% · Low Feb -15%
J
F
M
A
M
J
J
A
S
O
N
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Modelled monthly index (relative to the annual average) — replaced by measured per-market indices as calendar history matures.
Investment basis
The true all-in acquisition cost — asking price plus purchase costs, renovation and furnishing. Every yield on this page is computed against this total, not the asking price.Adjust the figures to your deal — yields recalculate live.
Purchase price· asking · leasehold
$Acquisition costs· 3.2% of price, auto-calculated
$4,790
Lease transfer & notarial admin (~1%)$1,490
Notary & registration$1,800
Legal fees$1,500
Renovation budget· Move-in ready. No renovation budgeted.
$Furniture & STR launch· default STR launch only (delivered furnished)
$All-in investment
$158,590
+6.4% over asking
Fully managed scenarioSwitch the scenario with the toggle at the top of the financial analysis — it drives every figure in this section. Gross revenue is identical in both scenarios (the comps' observed performance); the Villa Scorecard and risk panels elsewhere on the page always quote the fully-managed Brixfox Standard.
Gross annual revenue
$41,228
Management fee
% of revenue−$10,307
OTA / channel fees
% of revenue$-0
Staff & local operations
% of revenue$-0
Cleaning (net of guest fees)
% of revenue−$1,649
Utilities, insurance & consumables
% of revenue−$3,298
Lodging / tourist tax
% of revenue−$4,123
Maintenance reserve
% of price−$1,490
Annual property tax
% of price−$149
Local income tax
% of profit−$2,021
Net operating income
$18,191/yr
Net yield on all-in investment
11.5%
Leasehold economics
A leasehold expires — your capital is not returned at the end of the term. We write the all-in investment off straight-line over the remaining years and show the return after that annual cost. Most tools ignore this.Lease amortisation · all-in ÷ 21.5 yrs remaining−$7,376/yr
Net yield after lease amortisation6.8%
Payback vs remaining term8.7 yrs of 21.5 yrs
Resale value over the lease
A leasehold is a wasting asset: land appreciation lifts the resale value early on, but as the lease shortens the value winds down to zero — the villa returns to the landowner. Modelled from the asking price and typical Bali leasehold marketability by remaining term. Hover or tap the chart for any year; click to pin.What you could sell it for, year by year — the early gain, the peak, and the wind-down to zero.
The chart is only half the story — a leasehold pays you back through rent: about $18,191 net per year. Around year 9 the rent alone has repaid your full $158,590 investment — everything after that is profit. Spread over the 22 remaining years, the honest return is ≈6.8%/yr.
Cost to reproduce & the long-term-let alternative
What it would cost to reproduce this villa, and what a yearly tenant would pay
Asking price 72% above cost to reproducecost ≈ $90kMedium confidence
Want this analysis as a 7-page underwriting report?
AI photo analysis vs the comp set · Route-based net yields (all structures) · Bid ladder & negotiation anchors · Due-diligence plan & red flags
Evidence
Where it sits, and who confirms it
Comp table: Market evidence ↑ in Financials
Location
Agency pin · unverifiedUluwatu · Balangan
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Verdict
Score, and what could go wrong
Same net-yield basis as the financial analysis
Brixfox Score
92A
LocationStrong
Premium area with high rental demand
Rental YieldStrong
11.5% net yield on all-in cost
OccupancyGood
72% average occupancy
Nightly RateGood
$157 per night
Visual AppealStrong
8/10 visual appeal
Size & SpaceWeak
142 m² land area
ZoningStrong
Zoned for short-term rentals
TenureGood
21.5 years remaining on lease
Prime location in Balangan — high tourist traffic
Strong net yield at 11.5% (fully managed, on all-in cost) — outperforms most villas in this market
Stunning visuals (8/10) — commands premium nightly rates
Compact plot at 142 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.
Risk & what-if
| Scenario | Occupancy | Net income /yr | Net yield |
|---|---|---|---|
| -20 pts occupancy | 52% | $12,728 | 8.0% |
| -10 pts occupancy | 62% | $15,459 | 9.7% |
| Expected | 72% | $18,191 | 11.5% |
| +10 pts occupancy | 82% | $20,922 | 13.2% |
Brixfox Standard · Non-resident · Fully managed · net yield on all-in cost
Lease runway21.5 yearsCautionPlan an exit within ~6.5 years, while resale is still easy.
Payback5.2 yearsfrom net rent at the expected case
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Villa Underwriting Report
7-page PDF · one-time purchase · this property
- AI photo analysis vs the comp set
- Route-based net yields (all structures)
- Bid ladder & negotiation anchors
- Due-diligence plan & red flags
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Modelled from live Airbnb calendar data around this property · operating costs per line, editable in the P&L · estimates, not financial advice.Data sources & methodology ›
ROI calculations use verified Brixfox Intelligence rental data. Operating costs are modelled per line — management or self-managed OTA + staff/local operations, cleaning residual, utilities & insurance, local taxes — with every rate editable in the Financial analysis P&L above. Gross revenue is identical in both management scenarios. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Bali may impact actual yields.