AMAZING 2 BEDROOM VILLAS FREEHOLD IN UNGASAN

AMAZING 2 BEDROOM VILLAS FREEHOLD IN UNGASAN

Bali, Bali

$284k

Price

5.1%

ROI

2

Bedrooms

48%

Occupancy

2 Bathrooms
Ownership: freehold
Land: 100 m²
Build: 191 m²
Est. Revenue: $25k/yr
Avg Nightly Rate: $142

Investment Analysis

Introducing Santai Villas, a limited off-plan villa project featuring modern 2-bedroom homes tucked in the heart of Ungasan, just minutes from Melasti Beach and Bali’s top beach clubs and restaurants.

Propertia
Bali / Ungasan

AMAZING 2 BEDROOM VILLAS FREEHOLD IN UNGASAN

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
191 m²
Land Plot
100 m²
Tenure
Freehold
Yield Curve Status

Grade C+ investment — long-term rental yields 6.7% net return annually.

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The Investment

Brixfox Score49
GradeC+
Brixfox Intelligence
49C+Moderate
Score Breakdown
ROI & Yield54%
Capital Growth51%
Risk Profile52%
Market Demand49%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+10.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$62K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.0%
$1,420/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
16.7 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$142/night
50% ($71)Brixfox estimate($142/night)200% ($285)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$17,038
Airbnb data$142/night · 48% occupancy
Rental income
$142/night · 48% occ.
$25,050
Running costs (20%)
Utilities, cleaning, maintenance
-$5,010
Income tax (10%)
Indonesian rental income tax
-$2,505
Property tax
Annual property tax
-$497
Net income
6.0% ROI
$17,038

Long-Term Rental

Yearly income
$18,939
7 comps
Rental income
$2,800/mo
$26,879
Agency fee (10%)
Finder's fee per tenant
-$2,688
Vacancy (~8%)
1.5mo gap per tenancy
-$2,068
Income tax (10%)
Indonesian rental income tax
-$2,688
Property tax
Annual property tax
-$497
Net income
6.7% ROI
$18,939

Long-term rental earns more with lower risk and less effort.

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$283,951
BPHTB (freehold transfer tax)$14,198
Notary & registration$1,800
Legal / due diligence$2,840
Total acquisition costs$18,838
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$4,775
($0–$9,550)
Furnishing & STR launch
2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$35,700
All-in investment$343,264

Gross yield (asking)

8.8%

True gross yield (all-in)

7.3%

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 Bali.

$2.0M$1.5M$996K$498K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $284K
Capital appreciation
Property value growing at +4%/yr based on Bali 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
$345K
+22%
Rental Income
+$90K
Total Position
$436K
+54%
9.0%/yr
Year 10
Capital Value
$420K
+48%
Rental Income
+$195K
Total Position
$616K
+117%
8.0%/yr
Year 20
Capital Value
$622K
+119%
Rental Income
+$458K
Total Position
$1.1M
+280%
6.9%/yr
Year 30
Capital Value
$921K
+224%
Rental Income
+$811K
Total Position
$1.7M
+510%
6.2%/yr

Location

Bali

Ungasan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.0% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Good
$142 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
100 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 48% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
3.7%
$867/mo
40% occ.
4.9%
$1,170/mo
48% occ.
6.0%
$1,420/mo
current
58% occ.
7.3%
$1,723/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.