Exceptional Freehold Villa with Panoramic Ocean Views

Exceptional Freehold Villa with Panoramic Ocean Views

Bali, Bali

$1.4M

Price

4.2%

ROI

6

Bedrooms

46%

Occupancy

6 Bathrooms
Ownership: freehold
Land: 1300 m²
Build: 600 m²
Est. Revenue: $105k/yr
Avg Nightly Rate: $628

Investment Analysis

Commanding a prime 13 Are hilltop position in Uluwatu, this rare freehold villa captures sweeping ocean views and delivers the ultimate in luxury tropical living.

Propertia
Bali / Uluwatu
Commercial Zone

Exceptional Freehold Villa with Panoramic Ocean Views

Inventory
6 Beds
Bathrooms
6 Baths
Built Area
600 m²
Land Plot
1300 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — long-term rental yields 30.0% net return annually.

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The Investment

Brixfox Score65
GradeB+
Brixfox Intelligence
65B+Strong
Score Breakdown
ROI & Yield72%
Capital Growth68%
Risk Profile67%
Market Demand65%

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
+9.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$294K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.2%
$5,911/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
19.1 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$628/night
50% ($314)Brixfox estimate($628/night)200% ($1256)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$70,927
Airbnb data$628/night · 46% occupancy
Rental income
$628/night · 46% occ.
$104,720
Running costs (20%)
Utilities, cleaning, maintenance
-$20,944
Income tax (10%)
Indonesian rental income tax
-$10,472
Property tax
Annual property tax
-$2,377
Net income
5.2% ROI
$70,927

Long-Term Rental

Yearly income
$661,364
2 comps
Rental income
$95,619/mo
$917,939
Agency fee (10%)
Finder's fee per tenant
-$91,794
Vacancy (~8%)
1.5mo gap per tenancy
-$70,611
Income tax (10%)
Indonesian rental income tax
-$91,794
Property tax
Annual property tax
-$2,377
Net income
30.0% ROI
$661,364

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$1,358,025
BPHTB (freehold transfer tax)$67,901
Notary & registration$1,800
Legal / due diligence$13,580
Total acquisition costs$83,281
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$15,000
($0–$30,000)
Furnishing & STR launch
6bd × $12,000 base + appliances, electronics, outdoor, licence, photography, linens.		$108,000
All-in investment$1,564,306

Gross yield (asking)

7.7%

True gross yield (all-in)

6.7%

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.

$8.9M$6.7M$4.5M$2.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.4M
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 16: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.7M
+22%
Rental Income
+$377K
Total Position
$2.0M
+49%
8.4%/yr
Year 10
Capital Value
$2.0M
+48%
Rental Income
+$813K
Total Position
$2.8M
+108%
7.6%/yr
Year 20
Capital Value
$3.0M
+119%
Rental Income
+$1.9M
Total Position
$4.9M
+259%
6.6%/yr
Year 30
Capital Value
$4.4M
+224%
Rental Income
+$3.4M
Total Position
$7.8M
+473%
6.0%/yr

Location

Bali

Uluwatu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Good
5.2% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Strong
$628 per night
Visual Appeal
Strong
10/10 instagrammability
Size & Space
Strong
1300 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
Freehold ownership

Top Highlights

Prime location in Uluwatu — high tourist traffic
Premium nightly rate of $628 — positioned in the top tier
Stunning visuals with 10/10 instagrammability — commands premium nightly rates

Watch Out

Occupancy at 46% — factor in seasonal gaps

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.
3.4%
$3,815/mo
40% occ.
4.6%
$5,152/mo
46% occ.
5.2%
$5,911/mo
current
56% occ.
6.4%
$7,248/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.