MODERN COASTAL VILLAS IN UNGASAN

MODERN COASTAL VILLAS IN UNGASAN

Bali, Bali

$362k

Price

9.9%

ROI

3

Bedrooms

75%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 154 m²
Build: 140 m²
Est. Revenue: $53k/yr
Avg Nightly Rate: $196

Investment Analysis

The project offers ocean-view villas in a peaceful community in Ungasan, Bukit Peninsula, Bali, with a café, bakery, co-working space, and greenery. Designed by an award-winning New York architect, the villas showcase expertise in luxury design. Located near Melasti Beach, these modern villas feature 3 bedrooms, 3 bathrooms, a private pool, and a rooftop terrace with ocean views.

Propertia
Bali / Ungasan

MODERN COASTAL VILLAS IN UNGASAN

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
140 m²
Land Plot
154 m²
Tenure
Lease 28yr
Yield Curve Status

Grade C investment — short-term rental yields 10.1% net return annually.

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The Investment

Brixfox Score39
GradeC
Brixfox Intelligence
39CModerate
Score Breakdown
ROI & Yield43%
Capital Growth41%
Risk Profile42%
Market Demand39%

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
+10.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.3%
+$5K in 5yr (+1%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.1%
$3,062/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
9.9 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$196/night
50% ($98)Brixfox estimate($196/night)200% ($392)
Occupancy
75%
10%Brixfox estimate(75%)100%

Short-Term Rental

Yearly income
$36,739
Airbnb data$196/night · 75% occupancy
Rental income
$196/night · 75% occ.
$53,391
Running costs (20%)
Utilities, cleaning, maintenance
-$10,678
Income tax (10%)
Indonesian rental income tax
-$5,339
Property tax
Annual property tax
-$634
Net income
10.1% ROI
$36,739

Long-Term Rental

Yearly income
$20,614
7 comps
Rental income
$3,061/mo
$29,386
Agency fee (10%)
Finder's fee per tenant
-$2,939
Vacancy (~8%)
1.5mo gap per tenancy
-$2,260
Income tax (10%)
Indonesian rental income tax
-$2,939
Property tax
Annual property tax
-$634
Net income
5.7% ROI
$20,614

Short-term rental earns 1.8x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 28 years remaining.

$1.8M$1.4M$907K$453K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $362KPeak Capital Value: Yr 3 ($371K)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 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
$368K
+1%
23 years remaining
Rental Income
+$195K
Total Position
$563K
+55%
9.2%/yr
Year 10
Capital Value
$320K
-12%
18 years remaining
Rental Income
+$421K
Total Position
$741K
+104%
7.4%/yr
Year 15
Capital Value
$206K
-43%
13 years remaining
Rental Income
+$683K
Total Position
$889K
+145%
6.2%/yr
Year 20
Capital Value
$95K
-74%
8 years remaining
Rental Income
+$987K
Total Position
$1.1M
+199%
5.6%/yr

Location

Bali

Ungasan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
10.1% annual return
Occupancy
Good
75% average occupancy
Nightly Rate
Good
$196 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
154 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
28 years remaining on lease

Top Highlights

High rental yield at 10.1% — outperforms most Bali villas
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
28+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
Compact plot at 154 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

55% occ.
7.4%
$2,227/mo
65% occ.
8.8%
$2,644/mo
75% occ.
10.1%
$3,062/mo
current
85% occ.
11.5%
$3,479/mo

Lease Timeline

28 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.