BOUTIQUE HOTEL CLOSE TO CENTRAL UBUD

BOUTIQUE HOTEL CLOSE TO CENTRAL UBUD

Ubud, Bali

$303k

Price

5.8%

ROI

2

Bedrooms

51%

Occupancy

Ownership: Freehold
Build: 300 m²
Est. Revenue: $27k/yr
Avg Nightly Rate: $146

Investment Analysis

This brand new boutique hotel is located very close to central Ubud. This marvelous villa oriented hotel features 7 spacious and cozy bedrooms with 8

Kibarer Property
Ubud / Ubud

BOUTIQUE HOTEL CLOSE TO CENTRAL UBUD

Inventory
2 Beds
Bathrooms
0 Baths
Built Area
300 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 6.1% net return annually.

Go to Source via Kibarer Property

The Investment

Brixfox Score64
GradeB
Brixfox Intelligence
64BStrong
Score Breakdown
ROI & Yield70%
Capital Growth67%
Risk Profile66%
Market Demand64%

The Brixfox Score is our proprietary AI-powered rating that evaluates rental ROI, capital appreciation potential, risk factors, and local market dynamics to give you a single investment quality metric.

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+10.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$66K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.1%
$1,540/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
16.4 yr
Rental only

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

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Nightly Rate (ADR)
$146/night
50% ($73)Brixfox estimate($146/night)200% ($291)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Yearly income
$18,477
Airbnb data$146/night · 51% occupancy
Rental income
$146/night · 51% occ.
$27,154
Running costs (20%)
Utilities, cleaning, maintenance
-$5,431
Income tax (10%)
Indonesian rental income tax
-$2,715
Property tax
Annual property tax
-$531
Net income
6.1% ROI
$18,477

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

True all-in investment

What the headline asking price actually costs once mandatory taxes, fees, renovation, and furnishing are added. Yields rebased onto this number — closer to what you'll really earn against what you'll really pay.

Asking price$303,462
BPHTB (freehold transfer tax)$15,173
Notary & registration$1,800
Legal / due diligence$3,035
Total acquisition costs$20,008
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$7,500
($0–$15,000)
Furnishing & STR launch
2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$35,700
All-in investment$366,670

Gross yield (asking)

8.9%

True gross yield (all-in)

7.4%

Bali estimates assume freehold (Hak Milik) acquisition via PT PMA. Leasehold (Hak Sewa) deals have lower transfer costs (~1% vs 5% BPHTB). Renovation rates calibrated to Bali contractor pricing. Working capital not included.

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Ubud.

$2.1M$1.6M$1.1M$536K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $303K
Capital appreciation
Property value growing at +4%/yr based on Ubud market trends.
Rental income
Cumulative net rental earnings collected over time, growing with annual revenue increases.
Total return
Capital value + rental income. Your actual total position if you sold and kept all rent.
Paid back
Year 14: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$369K
+22%
Rental Income
+$98K
Total Position
$467K
+54%
9.0%/yr
Year 10
Capital Value
$449K
+48%
Rental Income
+$212K
Total Position
$661K
+118%
8.1%/yr
Year 20
Capital Value
$665K
+119%
Rental Income
+$496K
Total Position
$1.2M
+283%
6.9%/yr
Year 30
Capital Value
$984K
+224%
Rental Income
+$879K
Total Position
$1.9M
+514%
6.2%/yr

Location

Ubud

Ubud, Approximate area

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Villa Scorecard

Location
Good
Popular area with steady demand
Rental Yield
Good
6.1% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Good
$146 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Occupancy at 51% — factor in seasonal gaps
Compact plot at 0 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.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

31% occ.
3.6%
$920/mo
41% occ.
4.9%
$1,230/mo
51% occ.
6.1%
$1,540/mo
current
61% occ.
7.3%
$1,850/mo

Data Sources & Methodology

ROI calculations use verified Brixfox Intelligence rental data from a 12-month trailing window. Opex: 20% owner-managed, 45% fully-managed. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Bali may impact actual yields.