Uluwatu’s Coastal Chic: A Prime 2BR Oasis Steps from Thomas Beach

Uluwatu’s Coastal Chic: A Prime 2BR Oasis Steps from Thomas Beach

Uluwatu, Bali

$296k

Price

2

Bedrooms

73%

Occupancy

2 Bathrooms
Ownership: Leasehold
Land: 105 m²
Build: 127 m²
Est. Revenue: $61k/yr
Avg Nightly Rate: $230

Cost to reproduce & long-term let

Long-term rental alternative: ~$19k/yr gross rent

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

How it compares in Uluwatu

  • Expected occupancy of 73% compares with a 71% median across 858 tracked Uluwatu villas.
  • Its expected nightly rate of $230 sits above the Uluwatu median of $208.
  • Brixfox ranks its projected net yield in the top half of the 856 live Uluwatu listings it tracks.
How Brixfox computes these figures

Investment Analysis

Leasehold Villa in Uluwatu, Bali. Full furnished 2BR, Prime location, Steps from beach, Ocean view. $295K. Code: IPB01569

Price
$295,692
ReportInquire
2-bedroom leasehold villa in Uluwatu — photo 1 of 5
Bali Villa Realty
1 / 5
2-bedroom leasehold villa in Uluwatu — photo 2 of 5
2 / 5
2-bedroom leasehold villa in Uluwatu — photo 3 of 5
3 / 5
2-bedroom leasehold villa in Uluwatu — photo 4 of 5
4 / 5
2-bedroom leasehold villa in Uluwatu — photo 5 of 5
5 / 5

Uluwatu’s Coastal Chic: A Prime 2BR Oasis Steps from Thomas Beach

Uluwatu · Mas · Ref BF-562814Source · Bali Villa Realty · listed 23 Jul 2026
Asking price · Leasehold
$295,692
Net yield
8.5%
Fully managed · Non-resident tax
Cash yield while the lease runs — capital not recovered after 30 yrs
Inquire about this property
Want this analysis as a 7-page underwriting report?

AI photo analysis vs the comp set · Route-based net yields (all structures) · Bid ladder & negotiation anchors · Due-diligence plan & red flags

Ownership
Leasehold
Bedrooms
2
Bathrooms
2
Built area
127 m²
Land
105 m²
Brixfox Score 81 · B+· top 50% Leasehold · 30 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 · 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.
8.5%
$26,268 net operating income /yr
Gross yield · all-in basis
19.8%
−11.3 pts in operating costs & local taxes
After lease amortisation:5.2%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 11.8 of 30 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.

Found on Airbnb

This exact villa, photo-verified at 98% confidence — its own track record, not a comp estimate

Verified

Its name, link and guest reviews are Pro evidence

88%booked
5.0rating
9reviews
$157per night

Pro evidence

Calendar-tracked performance

We track this exact listing's availability calendar daily. Over the recent 3-month window it was booked 88% of nights, and it advertises $179/night. Based on partial calendar coverage. 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 deliberately stay on the area's market median rather than this single window, so short-window peaks or gaps don't swing the underwriting — 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.
Expected ADR
$230
Expected booked rate (market-calibrated)
Expected occupancy
73%
Full-year estimate, market-calibrated
Projected annual revenue
$61,207
ADR × occupancy × 365
Seasonal occupancy pattern
Peak Jul +25% · Low Feb -15%
J
F
M
A
M
J
J
A
S
O
N
D
Modelled monthly index (relative to the annual average) — replaced by measured per-market indices as calendar history matures.

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· 2.6% of price, auto-calculated
$7,714
Lease transfer & notarial admin (~1%)$2,957
Notary & registration$1,800
Legal fees$2,957
Renovation budget· Move-in ready. No renovation budgeted.
$
Furniture & STR launch· default STR launch only (delivered furnished)
$
All-in investment
$308,806
+4.4% 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
$61,207
Management fee
% of revenue−$12,241
OTA / channel fees
% of revenue−$3,060
Staff & local operations
% of revenue$-0
Cleaning (net of guest fees)
% of revenue−$2,448
Utilities, insurance & consumables
% of revenue−$4,897
Lodging / tourist tax
% of revenue−$6,121
Maintenance reserve
% of price−$2,957
Annual property tax
% of price−$296
Local income tax
% of profit−$2,919
Net operating income
$26,268/yr
Net yield on all-in investment
8.5%
Leasehold economics
A leasehold expires — your capital is not returned 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−$10,294/yr
Net yield after lease amortisation5.2%
Payback vs remaining term11.8 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: ~$19k/yr gross rent3.6% net yieldLow confidence

Short-term letting projected to outperform long-term by 4.9 points.

Want this analysis as a 7-page underwriting report?

AI photo analysis vs the comp set · Route-based net yields (all structures) · Bid ladder & negotiation anchors · Due-diligence plan & red flags

Evidence

Where it sits, and who confirms it

Comp table: Market evidence ↑ in Financials

Location

Agency pin · unverified

Uluwatu · Mas

Loading Map...

Explore the full market map
Verdict

Score, and what could go wrong

Brixfox Score

81B
LocationStrong
Premium area with high rental demand
Rental YieldStrong
8.5% net yield on all-in cost
OccupancyGood
73% average occupancy
Nightly RateStrong
$230 per night
Visual AppealStrong
9/10 visual appeal
Size & SpaceWeak
105 m² land area
ZoningAverage
STR zoning not confirmed
TenureStrong
30 years remaining on lease
Prime location in Mas — high tourist traffic
Strong net yield at 8.5% (fully managed, on all-in cost) — outperforms most villas in this market
Premium nightly rate of $230 — positioned in the top tier
Compact plot at 105 m² — limited expansion potential
STR zoning not confirmed — verify before purchasing for short-term rental use

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 occupancy53%$18,2695.9%
-10 pts occupancy63%$22,2697.2%
Expected73%$26,2688.5%
+10 pts occupancy83%$30,2679.8%

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.
Payback7 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.

Try one of these

Create a free account to ask 2 free AI questions — Pro is unlimited.

Inquire

Take the numbers with you, or talk to the agent

Villa Underwriting Report

7-page PDF · one-time purchase · this property

  • AI photo analysis vs the comp set
  • Route-based net yields (all structures)
  • Bid ladder & negotiation anchors
  • Due-diligence plan & red flags
Included with Pro once its free trial ends

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.

Optional — leave it blank and we'll send the message above.

Source · Bali Villa Realty

We email you a copy and check in a few days later that you heard back. No spam, 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 verified Brixfox Intelligence rental data. 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.