The Bali Breeze Villa: Uluwatu’s Modern Tropical Retreat For Sale Leasehold
- Its own Airbnb: about 68% of nights booked a year, on its own calendar · 30 reviews at 4.9 · calendar read 9 Nov
- 41% above cost to reproduce · 3% above the Uluwatu median for 2-bedroom villas
- 30-year lease · 4.1% after lease amortisation
The Bali Breeze Villa offers a 7.4% net yield, based on its own Airbnb listing's calendar, with high-confidence comparables supporting a strong case.
WhyHide
- •7.4% net yield (fully managed, after local costs and tax) on the all-in cost of $278,452
- •Strong Airbnb track record: 30 reviews at 4.9, with 68% occupancy and $191 average daily rate
- •Short-term letting projects 3.4 points above the 4% net long-term let alternative
- •Leasehold with 30 years remaining; the villa returns to the landowner with no resale value at lease end
- •Asking price sits 41% above the cost to reproduce the villa (land and construction)
- •Net yield basis relies on the villa's own Airbnb calendar; broader market variability may apply
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
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. Over its completed months, adjusted for the season and for nights an owner blocks, it books 68% of nights a year, and it asks $269/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 are built from this listing's own calendar rather than the area median, which is why they can sit well above comparable properties nearby.
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
Short-term letting projected to outperform long-term by 3.4 points.
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
Not quite right? Get an email when a listing like this one comes on the market.
Where it sits, and who confirms it
Location
Surroundings confirmedUluwatu · Balangan
Loading Map...
Independently Verified
Cross-checked against public listings
Location corroborated
An independent listing places this property within about 0 m of the agency's pin. This confirms the surroundings, not the exact address.
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 | 48% | $14,449 | 5.2% |
| -10 pts occupancy | 58% | $17,586 | 6.3% |
| Expected | 68% | $20,723 | 7.4% |
| +10 pts occupancy | 78% | $23,860 | 8.6% |
Brixfox Standard · Non-resident · Fully managed · net yield on all-in cost
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.
The Bali Breeze Villa offers a 7.4% net yield, based on its own Airbnb listing's calendar, with high-confidence comparables supporting a strong case.
- •7.4% net yield (fully managed, after local costs and tax) on the all-in cost of $278,452
- •Strong Airbnb track record: 30 reviews at 4.9, with 68% occupancy and $191 average daily rate
- •Short-term letting projects 3.4 points above the 4% net long-term let alternative
- •Leasehold with 30 years remaining; the villa returns to the landowner with no resale value at lease end
- •Asking price sits 41% above the cost to reproduce the villa (land and construction)
- •Net yield basis relies on the villa's own Airbnb calendar; broader market variability may apply
Try one of these
2 free AI questions a day · a free account gets 5 — Pro is unlimited.
Questions are stored for 12 months to improve our answers. Privacy
Have it checked on site before you fly
Buying from abroad? Someone on Bali visits this villa for you before you commit — the photos, the video and the notary's findings arrive in your Brixfox account, next to our numbers, so you decide on evidence rather than on a brochure.
Villa Check
Someone from the team on Bali visits the villa for you.
Delivered within 5 working days
- A visit with a fixed checklist: condition, build quality, damp, noise, access, the neighbours, and what differs from the listing photos
- 40+ photos of the villa as it is today
- A ten-minute walkthrough video
- A short written conclusion
Due Diligence Pack
The Villa Check plus the papers, reviewed by a notary (PPAT). Notary fee included.
Delivered within 10 working days
- Everything in the Villa Check
- 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
- The PBB (land and building tax) status
- The seller's authority to sell and identity
- Any encumbrances or attachments on the land
- A written notary report: what checks out, what is missing, what is a dealbreaker
Already ordered a Villa Check on this villa? Its price comes off the pack.
If the visit cannot take place — the villa is sold or withdrawn, or access is refused — the order is cancelled and refunded in full. The visit is carried out by Villas of Bali; the papers in the Due Diligence Pack are reviewed by an independent PPAT notary, under the notary's own name and responsibility. Brixfox gives no legal advice and no advice on ownership structures.
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
Interested in this property?
Your Brixfox analysis goes with it, so you arrive as a qualified buyer, not a cold email. Where the agency takes inquiries through Brixfox it goes straight to the agent; otherwise it comes to the Brixfox team and we reply to you. Brixfox adds no fee.
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.