Incredible 2-Bedroom Modern Villa Uluwatu

Incredible 2-Bedroom Modern Villa Uluwatu

Bali, Bali

$282k

Price

12.3%

ROI

2

Bedrooms

51%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 130 m²
Build: 130 m²
Est. Revenue: $53k/yr
Avg Nightly Rate: $287

Investment Analysis

Inspired by Moroccan architecture and bathed in natural light, this stunning modern villa in Uluwatu offers a warm, elegant retreat just minutes from Bali’s most iconic beaches.

Propertia
Bali / Uluwatu

Incredible 2-Bedroom Modern Villa Uluwatu

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
130 m²
Land Plot
130 m²
Tenure
Lease 25yr
Yield Curve Status

Grade B investment — short-term rental yields 13.0% net return annually.

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The Investment

Brixfox Score63
GradeB
Brixfox Intelligence
63BStrong
Score Breakdown
ROI & Yield69%
Capital Growth66%
Risk Profile65%
Market Demand63%

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
+12.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.7%
-$10K in 5yr (-3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
13.0%
$3,052/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
7.7 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$287/night
50% ($144)Brixfox estimate($287/night)200% ($574)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Yearly income
$36,620
Airbnb data$287/night · 51% occupancy
Rental income
$287/night · 51% occ.
$53,020
Running costs (20%)
Utilities, cleaning, maintenance
-$10,604
Income tax (10%)
Indonesian rental income tax
-$5,302
Property tax
Annual property tax
-$494
Net income
13.0% ROI
$36,620

Long-Term Rental

Yearly income
$25,953
5 comps
Rental income
$3,810/mo
$36,575
Agency fee (10%)
Finder's fee per tenant
-$3,657
Vacancy (~8%)
1.5mo gap per tenancy
-$2,813
Income tax (10%)
Indonesian rental income tax
-$3,657
Property tax
Annual property tax
-$494
Net income
9.2% ROI
$25,953

Short-term rental earns 1.4x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 25 years remaining.

$1.5M$1.2M$768K$384K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $282KPeak Capital Value: NowPaid back2x Return
Leasehold value decline
Resale value of your property as the lease shortens. Drops steeply in the final years.
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 8: cumulative rental income has repaid the full purchase price.
Illiquid zone
Under 15 years remaining. Hard to sell — banks won't lend, fewer buyers, and steep discounts required.
Unsellable
Under 5 years remaining. Effectively worthless on the open market. No financing, no buyers.
Year 5
Capital Value
$273K
-3%
20 years remaining
Rental Income
+$194K
Total Position
$467K
+66%
10.6%/yr
Year 10
Capital Value
$190K
-33%
15 years remaining
Rental Income
+$420K
Total Position
$609K
+116%
8.0%/yr
Year 15
Capital Value
$98K
-65%
10 years remaining
Rental Income
+$681K
Total Position
$779K
+176%
7.0%/yr
Year 20
Capital Value
$28K
-90%
5 years remaining
Rental Income
+$984K
Total Position
$1.0M
+259%
6.6%/yr

Location

Bali

Uluwatu, Approximate area

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Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
13.0% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Strong
$287 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
130 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
25 years remaining on lease

Top Highlights

Prime location in Uluwatu — high tourist traffic
High rental yield at 13.0% — outperforms most Bali villas
Premium nightly rate of $287 — positioned in the top tier

Watch Out

Occupancy at 51% — factor in seasonal gaps
Compact plot at 130 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.
7.8%
$1,829/mo
41% occ.
10.4%
$2,440/mo
51% occ.
13.0%
$3,052/mo
current
61% occ.
15.6%
$3,663/mo

Lease Timeline

25 years remaining
Safe Zone

Your lease is in the safe zone. The property is liquid on the resale market and maintains strong valuation.

ℹ️

Financing note: Banks generally do not finance leasehold properties, regardless of the remaining duration. Buyers must purchase with cash or alternative financing.

25+ yr: Safe
15-25yr: Caution
<15yr: Illiquid

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.