Stunning 2 bedroooms Villa For Sale Leasehold in Uluwatu, Bali

Stunning 2 bedroooms Villa For Sale Leasehold in Uluwatu, Bali

Uluwatu, Bali

$120k

Price

2

Bedrooms

69%

Occupancy

2 Bathrooms
Ownership: Leasehold
Land: 100 m²
Build: 85 m²
Est. Revenue: $21k/yr
Avg Nightly Rate: $84

Cost to reproduce & long-term let

Asking price 32% above cost to reproduce — reproducing it would cost about $91k

Long-term rental alternative: ~$14k/yr gross rent

Short-term letting is projected to out-earn a long-term let.

How it compares in Uluwatu

  • Expected occupancy of 69% compares with a 69% median across 924 tracked Uluwatu villas.
  • Its expected nightly rate of $84 sits below the Uluwatu median of $130.
  • Brixfox ranks its projected net yield in the top 10% of the 920 live Uluwatu listings it tracks.
How Brixfox computes these figures

Investment Analysis

This stunning two-bedroom villa is offered for leasehold sale in the iconic and rapidly growing area of Uluwatu, Bali. Thoughtfully designed with a stylish and functional layout, the villa sits on 100 square meters of land with a total building size of 85 square meters. It features a contemporary aesthetic that blends modern comfort with…

Price
$120,000
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2-bedroom leasehold villa in Uluwatu — photo 1 of 5
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Stunning 2 bedroooms Villa For Sale Leasehold in Uluwatu, Bali

Uluwatu · Ref BF-562054Source · Bali Villa Realty · listed 23 Jul 2026
Asking price · Leasehold
$120,000
Listed 113 days ago · Price cut 11.1% on 18 Aug 2026 was $135,000
The agency's asking-price history
Net yield
7.5%
Fully managed · Non-resident tax
Cash yield while the lease runs — the villa returns to the landowner after 25 yrs, with no resale value
Inquire about this property
  • 32% above cost to reproduce · 54% below the Uluwatu median for 2-bedroom villas
  • 25-year lease · 3.5% after lease amortisation
Strong caseBrixfox read · from this listing's stored figures

A 7.5% net yield based on 88 Airbnb comparables makes this 2-bedroom Uluwatu villa a strong investment case for remote buyers.

Why
Strengths
  • •Projected annual revenue of $21,170 based on a 69% occupancy rate and $84 average daily rate.
  • •Brixfox score of 89/100 reflects high confidence in the modelled data from 88 nearby comparables.
  • •Short-term letting projects a 0.5 point premium over the 7% net long-term let alternative.
Risks
  • •The 25-year leasehold offers no resale value at the end of the term as the villa returns to the landowner.
  • •Asking price is 32% above the cost to reproduce the land and construction.
  • •Zoning has not been checked and the property has been on the market for 3 months.

Written by an AI model from this listing's stored figures and checked against them, never from figures of its own. Information, not advice. Generated 12 Nov 2026.

Want this analysis as an underwriting report (PDF)?

The page’s own figures, line by line · Every purchase cost and the all-in total · Occupancy and offer-price what-ifs · Bali ownership, tax and letting rules

Ownership
Leasehold
Bedrooms
2
Bathrooms
2
Built area
85 m²
Land
100 m²
Brixfox Score 89 · A· top 30% Leasehold · 25 yrs leftFinancial analysis ↓
Financials

What it earns, what it costs to own, and the net yield

Financial analysis
· Brixfox Standard · Non-resident · Fully managed
Leasehold · 25 yrs remaining
Fully managed is the Brixfox Standard shown on every card: a full-service manager's commission, charged on top of the Airbnb/Booking channel fees (not the cleaning cost — changeovers are funded by guest cleaning fees; you bear the residual). Self-managed drops the commission; the channel fees stay, because the platform is paid whoever manages, and you pay staff/local operations, a higher cleaning residual 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.
7.5%
$9,317 net operating income /yr
Gross yield · all-in basis
16.9%
−9.4 pts in operating costs & local taxes
After lease amortisation:3.5%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.Rent repays your investment in 13.4 of 25 yrs
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, market-calibrated asking-to-booked factor. Occupancy is calibrated against tracked reference homes nearby. Comp cards below show raw asking prices.
Expected ADR
$84
Expected booked rate (market-calibrated)
Expected occupancy
69%
Full-year estimate, market-calibrated
Projected annual revenue
$21,170
ADR × occupancy × 365
Seasonal occupancy pattern
Peak Aug +16% · Low Jan -13%
J
F
M
A
M
J
J
A
S
O
N
D
Monthly occupancy relative to the annual average, measured over three years in Canggu.

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· 2.2% of price, auto-calculated
$2,581
PPAT notary (lease deed)$1,200
Legal due diligence$1,381
Buyer-side agent fee· paid by the seller$0
Lease tax· customarily the lessor’s; confirm in the lease$0
Renovation budget· no measured Bali basis — enter your own quote
$
Furniture & STR launch
$
All-in investment
$124,981
+4.2% 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
$21,170
Rental management
−$4,234
Booking channel fees
−$1,059
Utilities
−$1,059
Cleaning & laundry
−$1,059
Maintenance & repairs
−$1,059
Insurance
−$635
Guest supplies & consumables
−$423
Property tax (PBB)
−$210
PPh 4(2) final tax on rent
−$2,117
Net operating income
$9,317/yr
Net yield on all-in investment
7.5%

Income tax is PPh 4(2), Indonesia's final tax on rent, at 10% of gross. The regional hotel tax (PBJT, formerly PB1/PHR) is not charged: whether it applies depends on how the villa is licensed and let, so confirm it with your notary. Financing is not modelled.

Leasehold economics
A leasehold expires — the villa returns to the landowner and has no resale value 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 ÷ 25 yrs remaining−$4,999/yr
Net yield after lease amortisation3.5%
Payback vs remaining term13.4 yrs of 25 yrs

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 32% above cost to reproducecost ≈ $91kLow confidence
Long-term rental alternative: ~$14k/yr gross rent7.0% net yieldMedium confidence

Short-term letting projected to outperform long-term by 0.5 points.

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The page’s own figures, line by line · Every purchase cost and the all-in total · Occupancy and offer-price what-ifs · Bali ownership, tax and letting rules

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Evidence

Where it sits, and who confirms it

Comp table: Market evidence ↑ in Financials

Location

Agency pin · unverified

Uluwatu

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Verdict

Score, and what could go wrong

Same net-yield basis as the financial analysis

Brixfox Score

89A
LocationStrong
Premium area with high rental demand
Rental YieldStrong
7.5% net yield on all-in cost
OccupancyGood
69% average occupancy
Nightly RateAverage
$84 per night
Visual AppealGood
7/10 visual appeal
Size & SpaceWeak
100 m² land area
ZoningAverage
STR zoning not confirmed
TenureGood
25 years remaining on lease
Prime location in Uluwatu — high tourist traffic
Strong net yield at 7.5% (fully managed, on all-in cost) — outperforms most villas in this market
ADR of $84 limits revenue ceiling — consider repositioning potential
Compact plot at 100 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

ScenarioOccupancyNet income /yrNet yield
-20 pts occupancy49%$6,5505.2%
-10 pts occupancy59%$7,9336.3%
Expected69%$9,3177.5%
+10 pts occupancy79%$10,7008.6%

Brixfox Standard · Non-resident · Fully managed · net yield on all-in cost

Lease runway25 yearsSafe zoneLiquid on resale; banks still do not finance leaseholds — plan for cash.
Payback13.4 yearsfrom net rent at the expected case
Ask Brixfox

Questions about this listing, answered from its data

Ask Brixfox about this property

Answers grounded in this listing's data, its Airbnb comps and the score breakdown.

Opening read · generated from this listing's data

A 7.5% net yield based on 88 Airbnb comparables makes this 2-bedroom Uluwatu villa a strong investment case for remote buyers.

Strengths
  • •Projected annual revenue of $21,170 based on a 69% occupancy rate and $84 average daily rate.
  • •Brixfox score of 89/100 reflects high confidence in the modelled data from 88 nearby comparables.
  • •Short-term letting projects a 0.5 point premium over the 7% net long-term let alternative.
Risks
  • •The 25-year leasehold offers no resale value at the end of the term as the villa returns to the landowner.
  • •Asking price is 32% above the cost to reproduce the land and construction.
  • •Zoning has not been checked and the property has been on the market for 3 months.

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Villa Underwriting Report

PDF report · one-time purchase · this property

  • The page’s own figures, line by line
  • Every purchase cost and the all-in total
  • Occupancy and offer-price what-ifs
  • Bali ownership, tax and letting rules

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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 Brixfox Intelligence rental data from tracked Airbnb calendars. Operating costs are modelled per line — Airbnb/Booking channel fees whoever manages, then either a full-service management commission or the staff/local operations a self-managing owner buys back, 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.