Stunning 2 Bedrooms Villa For Sale Leasehold in Uluwatu, Bali
- 79% above cost to reproduce · 10% below the Uluwatu median for 2-bedroom villas
- 24-year lease · 2.5% after lease amortisation
This Uluwatu villa posts a 6.7% net yield on the $243,431 all-in cost, based on 98 nearby Airbnb comparables with high confidence, backing a solid case at 87/100.
WhyHide
- •Net yield of 6.7% on the all-in cost, drawn from 98 nearby Airbnb comparables (high confidence)
- •Gross yield of 15.3% with projected annual revenue of $37,337 at 75% occupancy and a $136 ADR
- •Brixfox score of 87/100
- •Leasehold with 24 years remaining; the villa reverts to the landowner at lease end, with no resale value then
- •Asking price sits 79% above the cost to reproduce the land and construction
- •Zoning has not been checked, and occupancy of 75% is an assumption behind the revenue projection
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.
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
Listed by 2 agencies
This villa is marketed by multiple agents — compare your options and contact whoever you prefer.
- Bali Exception$235,000
- Bali Villa Realtyshown here$235,000
Direct links to each agency’s listing are a feature — or use the inquiry form and we connect you directly.
What it earns, what it costs to own, and the net yield
Found on Airbnb
This exact villa, photo-verified at 95% confidence — its own track record, not a comp estimate
Its name, link and guest reviews are Pro evidence
Pro evidence
Calendar-tracked performance
We track this exact listing's availability calendar daily. Recently it was booked 90% of nights, and it asks $154/night. The occupancy is measured. The nightly rate is what the host asks — Airbnb does not publish what a night actually sold for, so no source anywhere has the earned rate. The projections below stay on the area's market median until this listing's own record is long enough to carry them — where they differ, treat this card as the listing's own track record and the model as the conservative base case.
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.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.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.
Cost to reproduce & the long-term-let alternative
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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Where it sits, and who confirms it
Location
Surroundings confirmedUluwatu
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Independently Verified
Cross-checked across 1 platform
Location corroborated
An independent listing places this property within about 178 m of the agency's pin. This confirms the surroundings, not the exact address.
Also listed on
Each link was confirmed against this property — by photo comparison, or by matching its verified name and position — never by proximity alone. The pages themselves are Pro evidence.
Score, and what could go wrong
Brixfox Score
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 | 55% | $11,910 | 4.9% |
| -10 pts occupancy | 65% | $14,150 | 5.8% |
| Expected | 75% | $16,391 | 6.7% |
| +10 pts occupancy | 85% | $18,631 | 7.7% |
Brixfox Standard · Non-resident · Fully managed · net yield on all-in cost
Questions about this listing, answered from its data
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Answers grounded in this listing's data, its Airbnb comps and the score breakdown.
This Uluwatu villa posts a 6.7% net yield on the $243,431 all-in cost, based on 98 nearby Airbnb comparables with high confidence, backing a solid case at 87/100.
- •Net yield of 6.7% on the all-in cost, drawn from 98 nearby Airbnb comparables (high confidence)
- •Gross yield of 15.3% with projected annual revenue of $37,337 at 75% occupancy and a $136 ADR
- •Brixfox score of 87/100
- •Leasehold with 24 years remaining; the villa reverts to the landowner at lease end, with no resale value then
- •Asking price sits 79% above the cost to reproduce the land and construction
- •Zoning has not been checked, and occupancy of 75% is an assumption behind the revenue projection
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The Villa Check plus the papers, reviewed by a notary (PPAT). Notary fee included.
Delivered within 10 working days
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- The land certificate (SHM / HGB / lease deed)
- The lease term and its extension clause
- The building permit (PBG / IMB)
- The zoning — pink zone read by Brixfox and checked on site
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- Any encumbrances or attachments on the land
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Take the numbers with you, or talk to the agent
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.