Elevated Serenity — Off Plan Designer Penthouse with Lush Jungle Views in Ubud, Gianyar For Sale Leasehold

Elevated Serenity — Off Plan Designer Penthouse with Lush Jungle Views in Ubud, Gianyar For Sale Leasehold

Ubud, Bali

$156k

Price

1

Bedrooms

55%

Occupancy

1 Bathrooms
Ownership: Leasehold
Est. Revenue: $14k/yr
Avg Nightly Rate: $68

Cost to reproduce & long-term let

Long-term rental alternative: ~$10k/yr gross rent

Short-term and long-term letting project about the same net return.

How it compares in Ubud

  • Expected occupancy of 55% compares with a 63% median across 642 tracked Ubud villas.
  • Its expected nightly rate of $68 sits below the Ubud median of $99.
  • Brixfox ranks its projected net yield in the top half of the 637 live Ubud listings it tracks.
How Brixfox computes these figures

Investment Analysis

Off-plan 1BR penthouse in Ubud with panoramic jungle views, double-height ceilings, private terrace. 30-year leasehold. Code: IPB01227

Price
$155,550
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Elevated Serenity — Off Plan Designer Penthouse with Lush Jungle Views in Ubud, Gianyar For Sale Leasehold

Ubud · Ref BF-562197Source · Bali Villa Realty · listed 23 Jul 2026
Asking price · Leasehold
$155,550
Listed 113 days ago
Net yield
3.6%
Fully managed · Non-resident tax
Cash yield while the lease runs — the villa returns to the landowner after 30 yrs, with no resale value
Inquire about this property
  • 2% above the Ubud median for 1-bedroom apartments
  • 30-year lease · 0.3% after lease amortisation
Mixed caseBrixfox read · from this listing's stored figures

This off-plan Ubud penthouse offers a 3.6% net yield based on 86 nearby Airbnb comparables, representing a mixed case for remote investors.

Why
Strengths
  • •Projected annual revenue of $13,687 with a high confidence level based on a deep set of comparables
  • •Short-term rental net yield of 3.6% slightly outperforms the long-term let alternative of 3.5%
  • •All-in acquisition cost of $161,598 covers the asking price plus taxes, notary, legal and furnishing
Risks
  • •Off-plan status means delivery and build quality are currently unproven
  • •Leasehold ownership has 30 years remaining with no resale value at the end of the term
  • •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
1
Bathrooms
1
Brixfox Score 57 · C+· top 85% Leasehold · 30 yrs leftFinancial analysis ↓
Return thins after lease amortisation. The net yield below is cash income while the lease runs; the villa returns to the landowner when it ends, so there is no resale value — see “after lease amortisation” in the analysis.
Financials

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

Financial analysis
· Brixfox Standard · Non-resident · Fully managed
Leasehold · 30 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.
3.6%
$5,887 net operating income /yr
Gross yield · all-in basis
8.5%
−4.9 pts in operating costs & local taxes
After lease amortisation:0.3%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 27.4 of 30 yrs
Before tax in your home country and financing costs. Estimates, not financial advice.
Modelled from Airbnb listings we track across Ubud — 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
$68
Expected booked rate (market-calibrated)
Expected occupancy
55%
Full-year estimate, market-calibrated
Projected annual revenue
$13,687
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· 1.9% of price, auto-calculated
$2,937
PPAT notary (lease deed)$1,556
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
$161,598
+3.9% 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
$13,687
Rental management
−$2,737
Booking channel fees
−$684
Utilities
−$684
Cleaning & laundry
−$684
Maintenance & repairs
−$684
Insurance
−$411
Guest supplies & consumables
−$274
Property tax (PBB)
−$272
PPh 4(2) final tax on rent
−$1,369
Net operating income
$5,887/yr
Net yield on all-in investment
3.6%

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 ÷ 30 yrs remaining−$5,387/yr
Net yield after lease amortisation0.3%
Payback vs remaining term27.4 yrs of 30 yrs

Cost to reproduce & the long-term-let alternative

What it would cost to reproduce this villa, and what a yearly tenant would pay
Long-term rental alternative: ~$10k/yr gross rent3.5% net yieldLow confidence

The two are within 0.1 points of each other on net yield.

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

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Evidence

Where it sits, and who confirms it

Comp table: Market evidence ↑ in Financials

Location

Agency pin · unverified

Ubud

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Verdict

Score, and what could go wrong

Same net-yield basis as the financial analysis

Brixfox Score

57C+
LocationGood
Popular area with steady demand
Rental YieldGood
3.6% net yield on all-in cost
OccupancyAverage
55% average occupancy
Nightly RateWeak
$68 per night
Visual AppealStrong
9/10 visual appeal
Size & SpacePending
Interior area not listed
ZoningAverage
STR zoning not confirmed
TenureStrong
30 years remaining on lease
Stunning visuals (9/10) — commands premium nightly rates
30+ year lease — strong tenure runway
Occupancy at 55% — factor in seasonal gaps
ADR of $68 limits revenue ceiling — consider repositioning potential

Solid potential with some areas to watch. The strong visual appeal offsets the weaker occupancy.

Risk & what-if

ScenarioOccupancyNet income /yrNet yield
-20 pts occupancy35%$3,6592.3%
-10 pts occupancy45%$4,7733.0%
Expected55%$5,8873.6%
+10 pts occupancy65%$7,0014.3%

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

Lease runway30 yearsSafe zoneLiquid on resale; banks still do not finance leaseholds — plan for cash.
Off-planCompletion riskask for the build timeline, payment schedule and building permit
Payback27.4 yearsfrom net rent at the expected case
Ask Brixfox

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.

Opening read · generated from this listing's data

This off-plan Ubud penthouse offers a 3.6% net yield based on 86 nearby Airbnb comparables, representing a mixed case for remote investors.

Strengths
  • •Projected annual revenue of $13,687 with a high confidence level based on a deep set of comparables
  • •Short-term rental net yield of 3.6% slightly outperforms the long-term let alternative of 3.5%
  • •All-in acquisition cost of $161,598 covers the asking price plus taxes, notary, legal and furnishing
Risks
  • •Off-plan status means delivery and build quality are currently unproven
  • •Leasehold ownership has 30 years remaining with no resale value at the end of the term
  • •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.