LUXURY 2-BEDROOM OCEAN VIEW VILLA IN ULUWATU

LUXURY 2-BEDROOM OCEAN VIEW VILLA IN ULUWATU

Bali, Bali

$406k

Price

4.5%

ROI

2

Bedrooms

57%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 220 m²
Build: 300 m²
Est. Revenue: $33k/yr
Avg Nightly Rate: $158

Investment Analysis

Located in Uluwatu, just 10 minutes from the beach and the area’s vibrant lifestyle hotspots, this ocean-view villa is built on 2.2 Are of land with a 300 sqm building. Surrounded by popular cafés, dining spots, and fitness venues, it offers a rare balance of privacy, comfort, and easy access to Uluwatu’s most desirable lifestyle destinations.

Propertia
Bali / Uluwatu
Commercial Zone

LUXURY 2-BEDROOM OCEAN VIEW VILLA IN ULUWATU

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
300 m²
Land Plot
220 m²
Tenure
Lease 22yr
Yield Curve Status

Grade C+ investment — long-term rental yields 11.8% net return annually.

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The Investment

Brixfox Score52
GradeC+
Brixfox Intelligence
52C+Moderate
Score Breakdown
ROI & Yield57%
Capital Growth55%
Risk Profile54%
Market Demand52%

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
+1.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-3.7%
-$75K in 5yr (-18%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.5%
$1,851/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
21 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
18.3 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$158/night
50% ($79)Brixfox estimate($158/night)200% ($316)
Occupancy
57%
10%Brixfox estimate(57%)100%

Short-Term Rental

Yearly income
$22,217
Airbnb data$158/night · 57% occupancy
Rental income
$158/night · 57% occ.
$32,755
Running costs (20%)
Utilities, cleaning, maintenance
-$6,551
Income tax (10%)
Indonesian rental income tax
-$3,276
Property tax
Annual property tax
-$711
Net income
5.5% ROI
$22,217

Long-Term Rental

Yearly income
$47,791
7 comps
Rental income
$6,987/mo
$67,078
Agency fee (10%)
Finder's fee per tenant
-$6,708
Vacancy (~8%)
1.5mo gap per tenancy
-$5,160
Income tax (10%)
Indonesian rental income tax
-$6,708
Property tax
Annual property tax
-$711
Net income
11.8% ROI
$47,791

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 22 years remaining.

$780K$585K$390K$195K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $406KPeak Capital Value: NowPaid back
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 15: 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
$332K
-18%
17 years remaining
Rental Income
+$118K
Total Position
$450K
+11%
2.0%/yr
Year 10
Capital Value
$202K
-50%
12 years remaining
Rental Income
+$255K
Total Position
$457K
+12%
1.2%/yr
Year 15
Capital Value
$86K
-79%
7 years remaining
Rental Income
+$413K
Total Position
$499K
+23%
1.4%/yr
Year 20
Capital Value
$18K
-96%
2 years remaining
Rental Income
+$597K
Total Position
$615K
+51%
2.1%/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
Good
5.5% annual return
Occupancy
Average
57% average occupancy
Nightly Rate
Good
$158 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Average
220 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Good
22 years remaining on lease

Top Highlights

Prime location in Uluwatu — high tourist traffic
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Commercial Zone verified — fully licensed for short-term rentals

Watch Out

Occupancy at 57% — factor in seasonal gaps
Compact plot at 220 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

37% occ.
3.5%
$1,179/mo
47% occ.
4.5%
$1,515/mo
57% occ.
5.5%
$1,851/mo
current
67% occ.
6.5%
$2,188/mo

Lease Timeline

22 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 7 years while the property is still easy to sell.

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.