MODERN COASTAL VILLAS IN UNGASAN

MODERN COASTAL VILLAS IN UNGASAN

Bali, Bali

$362k

Price

7.5%

ROI

3

Bedrooms

40%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 154 m²
Build: 140 m²
Est. Revenue: $37k/yr
Avg Nightly Rate: $256

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 7.1% net return annually.

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The Investment

Brixfox Score36
GradeC
Brixfox Intelligence
36CModerate
Score Breakdown
ROI & Yield40%
Capital Growth38%
Risk Profile39%
Market Demand36%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+7.3%
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
7.1%
$2,132/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
18 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
14.2 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$256/night
50% ($128)Brixfox estimate($256/night)200% ($512)
Occupancy
40%
10%Brixfox estimate(40%)100%

Short-Term Rental

Yearly income
$25,583
Airbnb data$256/night · 40% occupancy
Rental income
$256/night · 40% occ.
$37,453
Running costs (20%)
Utilities, cleaning, maintenance
-$7,491
Income tax (10%)
Indonesian rental income tax
-$3,745
Property tax
Annual property tax
-$634
Net income
7.1% ROI
$25,583

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 1.2x more but requires active management.

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$362,346
BPHTB (freehold transfer tax)$18,117
Notary & registration$1,800
Legal / due diligence$3,623
Total acquisition costs$23,540
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$3,500
($0–$7,000)
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$42,900
All-in investment$432,286

Gross yield (asking)

10.3%

True gross yield (all-in)

8.7%

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

Leasehold with 28 years remaining.

$1.3M$947K$632K$316K$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 12: 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
+$136K
Total Position
$503K
+39%
6.8%/yr
Year 10
Capital Value
$320K
-12%
18 years remaining
Rental Income
+$293K
Total Position
$613K
+69%
5.4%/yr
Year 15
Capital Value
$206K
-43%
13 years remaining
Rental Income
+$476K
Total Position
$682K
+88%
4.3%/yr
Year 20
Capital Value
$95K
-74%
8 years remaining
Rental Income
+$687K
Total Position
$783K
+116%
3.9%/yr

Location

Bali

Ungasan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.1% annual return
Occupancy
Weak
40% average occupancy
Nightly Rate
Strong
$256 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

Premium nightly rate of $256 — positioned in the top tier
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
Occupancy at 40% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
5.2%
$1,582/mo
40% occ.
7.0%
$2,127/mo
current
40% occ.
7.1%
$2,132/mo
current
50% occ.
8.9%
$2,677/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.