Beautiful 2-Bedroom Modern Tropical Villas in Uluwatu

Beautiful 2-Bedroom Modern Tropical Villas in Uluwatu

Bali, Bali

$200k

Price

8.8%

ROI

2

Bedrooms

54%

Occupancy

2 Bathrooms
Ownership: freehold
Land: 100 m²
Build: 112 m²
Est. Revenue: $34k/yr
Avg Nightly Rate: $172

Investment Analysis

Tucked along Bali’s iconic southern coast, well-known for its cliffs, surf breaks, and vibrant energy, this stylish villa blends modern design with timeless materials.

Propertia
Bali / Uluwatu

Beautiful 2-Bedroom Modern Tropical Villas in Uluwatu

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

Grade C+ investment — short-term rental yields 11.7% net return annually.

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The Investment

Brixfox Score55
GradeC+
Brixfox Intelligence
55C+Moderate
Score Breakdown
ROI & Yield61%
Capital Growth58%
Risk Profile57%
Market Demand55%

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
+16.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$43K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
11.7%
$1,952/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
6 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
8.6 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$172/night
50% ($86)Brixfox estimate($172/night)200% ($344)
Occupancy
54%
10%Brixfox estimate(54%)100%

Short-Term Rental

Yearly income
$23,424
Airbnb data$172/night · 54% occupancy
Rental income
$172/night · 54% occ.
$33,963
Running costs (20%)
Utilities, cleaning, maintenance
-$6,793
Income tax (10%)
Indonesian rental income tax
-$3,396
Property tax
Annual property tax
-$351
Net income
11.7% ROI
$23,424

Long-Term Rental

Yearly income
$18,985
6 comps
Rental income
$2,785/mo
$26,741
Agency fee (10%)
Finder's fee per tenant
-$2,674
Vacancy (~8%)
1.5mo gap per tenancy
-$2,057
Income tax (10%)
Indonesian rental income tax
-$2,674
Property tax
Annual property tax
-$351
Net income
9.5% ROI
$18,985

Short-term rental earns 1.2x more but requires active management.

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$200,309
BPHTB (freehold transfer tax)$10,015
Notary & registration$1,800
Legal / due diligence$2,003
Total acquisition costs$13,818
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$2,800
($0–$5,600)
Furnishing & STR launch
2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$35,700
All-in investment$252,627

Gross yield (asking)

17.0%

True gross yield (all-in)

13.4%

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 Bali.

$2.0M$1.5M$1.0M$507K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $200K
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 8: rental income alone has repaid the full purchase price.
2x return
Year 6: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$244K
+22%
Rental Income
+$124K
Total Position
$368K
+84%
12.9%/yr
Year 10
Capital Value
$297K
+48%
Rental Income
+$269K
Total Position
$565K
+182%
10.9%/yr
Year 20
Capital Value
$439K
+119%
Rental Income
+$629K
Total Position
$1.1M
+433%
8.7%/yr
Year 30
Capital Value
$650K
+224%
Rental Income
+$1.1M
Total Position
$1.8M
+781%
7.5%/yr

Location

Bali

Uluwatu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
11.7% annual return
Occupancy
Average
54% average occupancy
Nightly Rate
Good
$172 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
100 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Prime location in Uluwatu — high tourist traffic
High rental yield at 11.7% — outperforms most villas in this market
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Occupancy at 54% — factor in seasonal gaps
Compact plot at 100 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

34% occ.
7.3%
$1,219/mo
44% occ.
9.5%
$1,586/mo
54% occ.
11.7%
$1,952/mo
current
64% occ.
13.9%
$2,318/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.