MODERN TROPICAL OCEAN VIEW 3 BEDROOM VILLA FOR SALE FREEHOLD IN DREAMLAND BE-1236

MODERN TROPICAL OCEAN VIEW 3 BEDROOM VILLA FOR SALE FREEHOLD IN DREAMLAND BE-1236

Bali, Bali

$372k

Price

6.7%

ROI

3

Bedrooms

46%

Occupancy

3 Bathrooms
Ownership: freehold
Land: 165 m²
Build: 200 m²
Est. Revenue: $44k/yr
Avg Nightly Rate: $263

Investment Analysis

Located in the heart of a prestigious club village within a golf club, this villa is few minutes away only from the stunning Bingin and Dreamland Beach. It offers convenient proximity to Bali’s most sought-after attractions while providing a serene and exclusive retreat. Embracing a modern tropical eco-style, this villa features three spacious bedrooms, each with its own ensuite bathroom, ensuring privacy and comfort for all residents. Fully furnished with a contemporary touch, the interiors include a bright and airy living area, a dining space, and a fully equipped kitchen, all bathed in natural light, creating a warm and inviting atmosphere. Step outside to discover a private pool and lounge area, perfect for relaxing under the Bali sun. The rooftop features breathtaking ocean views, ideal for enjoying your morning coffee or hosting evening gatherings. The property also includes convenient parking facilities. This is definitely an opportunity you won’t want to miss, contact Bali Exception and come visit with us!

Bali Exception
Bali / Dreamland - Uluwatu
Commercial Zone

MODERN TROPICAL OCEAN VIEW 3 BEDROOM VILLA FOR SALE FREEHOLD IN DREAMLAND BE-1236

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
200 m²
Land Plot
165 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — long-term rental yields 9.5% net return annually.

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The Investment

Brixfox Score72
GradeB+
Brixfox Intelligence
72B+Strong
Score Breakdown
ROI & Yield79%
Capital Growth76%
Risk Profile73%
Market Demand72%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+12.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$81K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.1%
$2,512/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
12.3 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$263/night
50% ($131)Brixfox estimate($263/night)200% ($525)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$30,142
Airbnb data$263/night · 46% occupancy
Rental income
$263/night · 46% occ.
$43,990
Running costs (20%)
Utilities, cleaning, maintenance
-$8,798
Income tax (10%)
Indonesian rental income tax
-$4,399
Property tax
Annual property tax
-$651
Net income
8.1% ROI
$30,142

Long-Term Rental

Yearly income
$35,482
7 comps
Rental income
$5,205/mo
$49,971
Agency fee (10%)
Finder's fee per tenant
-$4,997
Vacancy (~8%)
1.5mo gap per tenancy
-$3,844
Income tax (10%)
Indonesian rental income tax
-$4,997
Property tax
Annual property tax
-$651
Net income
9.5% ROI
$35,482

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$372,000
BPHTB (freehold transfer tax)$18,600
Notary & registration$1,800
Legal / due diligence$3,720
Total acquisition costs$24,120
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$5,000
($0–$10,000)
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$40,700
All-in investment$441,820

Gross yield (asking)

11.8%

True gross yield (all-in)

10.0%

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.

$3.0M$2.3M$1.5M$759K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $372K
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 11: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$453K
+22%
Rental Income
+$160K
Total Position
$613K
+65%
10.5%/yr
Year 10
Capital Value
$551K
+48%
Rental Income
+$346K
Total Position
$896K
+141%
9.2%/yr
Year 20
Capital Value
$815K
+119%
Rental Income
+$810K
Total Position
$1.6M
+337%
7.7%/yr
Year 30
Capital Value
$1.2M
+224%
Rental Income
+$1.4M
Total Position
$2.6M
+610%
6.8%/yr

Location

Bali

Dreamland - Uluwatu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
8.1% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Strong
$263 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Average
165 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
Freehold ownership

Top Highlights

Prime location in Dreamland - Uluwatu — high tourist traffic
High rental yield at 8.1% — outperforms most villas in this market
Premium nightly rate of $263 — positioned in the top tier

Watch Out

Occupancy at 46% — factor in seasonal gaps
Compact plot at 165 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

30% occ.
5.2%
$1,623/mo
40% occ.
7.0%
$2,182/mo
46% occ.
8.1%
$2,512/mo
current
56% occ.
9.9%
$3,071/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.