OFFPLAN 3 BEDROOM VILLA FOR SALE LEASEHOLD IN ULUWATU BE-2896

OFFPLAN 3 BEDROOM VILLA FOR SALE LEASEHOLD IN ULUWATU BE-2896

Bali, Bali

$249k

Price

11.0%

ROI

3

Bedrooms

40%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 106 m²
Build: 148 m²
Est. Revenue: $40k/yr
Avg Nightly Rate: $273

Investment Analysis

Set in Pecatu, Uluwatu, this villa enjoys a highly central location in one of Bali’s most sought-after areas. Just minutes from iconic beaches, surf breaks, beach clubs, resorts, and wellness hubs, it offers the perfect balance of convenience and lifestyle appeal. Surrounded by lush greenery within an established neighborhood, the area is fully developed, ensuring privacy and no future construction surprises. Close to Six Senses, Sundays Beach Club, and Uluwatu’s vibrant scene, the villa is also just 25 minutes from Bali International Airport, ideal for personal use or high-performing rental income.

Bali Exception
Bali / Uluwatu - Pecatu

OFFPLAN 3 BEDROOM VILLA FOR SALE LEASEHOLD IN ULUWATU BE-2896

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
148 m²
Land Plot
106 m²
Tenure
Lease 25yr
Yield Curve Status

Grade B investment — short-term rental yields 11.0% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score59
GradeB
Brixfox Intelligence
59BStrong
Score Breakdown
ROI & Yield65%
Capital Growth62%
Risk Profile61%
Market Demand59%

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
+10.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.7%
-$8K in 5yr (-3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
11.0%
$2,276/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
9.1 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$273/night
50% ($136)Brixfox estimate($273/night)200% ($545)
Occupancy
40%
10%Brixfox estimate(40%)100%

Short-Term Rental

Yearly income
$27,313
Airbnb data$273/night · 40% occupancy
Rental income
$273/night · 40% occ.
$39,640
Running costs (20%)
Utilities, cleaning, maintenance
-$7,928
Income tax (10%)
Indonesian rental income tax
-$3,964
Property tax
Annual property tax
-$436
Net income
11.0% ROI
$27,313

Long-Term Rental

Yearly income
$18,602
6 comps
Rental income
$2,743/mo
$26,329
Agency fee (10%)
Finder's fee per tenant
-$2,633
Vacancy (~8%)
1.5mo gap per tenancy
-$2,025
Income tax (10%)
Indonesian rental income tax
-$2,633
Property tax
Annual property tax
-$436
Net income
7.5% ROI
$18,602

Short-term rental earns 1.5x 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$249,000
BPHTB (freehold transfer tax)$12,450
Notary & registration$1,800
Legal / due diligence$2,490
Total acquisition costs$16,740
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$3,700
($0–$7,400)
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$42,900
All-in investment$312,340

Gross yield (asking)

15.9%

True gross yield (all-in)

12.7%

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 25 years remaining.

$1.1M$859K$573K$286K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $249KPeak 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
$241K
-3%
20 years remaining
Rental Income
+$145K
Total Position
$386K
+55%
9.1%/yr
Year 10
Capital Value
$167K
-33%
15 years remaining
Rental Income
+$313K
Total Position
$480K
+93%
6.8%/yr
Year 15
Capital Value
$86K
-65%
10 years remaining
Rental Income
+$508K
Total Position
$594K
+139%
6.0%/yr
Year 20
Capital Value
$25K
-90%
5 years remaining
Rental Income
+$734K
Total Position
$759K
+205%
5.7%/yr

Location

Bali

Uluwatu - Pecatu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
11.0% annual return
Occupancy
Weak
40% average occupancy
Nightly Rate
Strong
$273 per night
Visual Appeal
Strong
10/10 instagrammability
Size & Space
Weak
106 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
25 years remaining on lease

Top Highlights

Prime location in Uluwatu - Pecatu — high tourist traffic
High rental yield at 11.0% — outperforms most villas in this market
Premium nightly rate of $273 — positioned in the top tier

Watch Out

Occupancy at 40% — factor in seasonal gaps
Compact plot at 106 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

30% occ.
8.2%
$1,705/mo
40% occ.
11.0%
$2,285/mo
current
40% occ.
11.0%
$2,276/mo
current
50% occ.
13.8%
$2,856/mo

Lease Timeline

25 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.