OFFPLAN 1-2-3 BEDROOM VILLA FOR SALE LEASEHOLD IN UNGASAN BE-2916

OFFPLAN 1-2-3 BEDROOM VILLA FOR SALE LEASEHOLD IN UNGASAN BE-2916

Bali, Bali

$175k

Price

5.1%

ROI

1

Bedrooms

54%

Occupancy

1 Bathrooms
Ownership: leasehold
Land: 155 m²
Build: 58 m²
Est. Revenue: $19k/yr
Avg Nightly Rate: $98

Investment Analysis

Located in Ungasan, Uluwatu, this villa offers a prime setting close to Garuda Wisnu Kencana Cultural Park, New Kuta Golf Bali, and just minutes from Balangan Beach. Surrounded by popular cafés and restaurants, the location perfectly combines lifestyle, convenience, and strong rental appeal.This off-plan development offers flexible options of 1, 2, or 3 bedrooms, designed with modern tropical architecture. Each villa features an enclosed living area with high-ceiling windows that create a bright and airy atmosphere. Fully furnished and thoughtfully designed, the villa includes a fully equipped kitchen, dining area, and island table — ready for comfortable living or investment. Outside, enjoy your private swimming pool with a stylish lounge area, perfect for relaxing under the Bali sun. A fantastic opportunity in one of Uluwatu’s fast-growing areas — don’t miss out.

Bali Exception
Bali / Uluwatu

OFFPLAN 1-2-3 BEDROOM VILLA FOR SALE LEASEHOLD IN UNGASAN BE-2916

Inventory
1 Beds
Bathrooms
1 Baths
Built Area
58 m²
Land Plot
155 m²
Tenure
Lease 24yr
Yield Curve Status

Grade C+ investment — long-term rental yields 9.3% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score53
GradeC+
Brixfox Intelligence
53C+Moderate
Score Breakdown
ROI & Yield58%
Capital Growth56%
Risk Profile55%
Market Demand53%

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
+5.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-1.6%
-$14K in 5yr (-8%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.6%
$1,102/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
20 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
13.2 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$98/night
50% ($49)Brixfox estimate($98/night)200% ($196)
Occupancy
54%
10%Brixfox estimate(54%)100%

Short-Term Rental

Yearly income
$13,224
Airbnb data$98/night · 54% occupancy
Rental income
$98/night · 54% occ.
$19,329
Running costs (20%)
Utilities, cleaning, maintenance
-$3,866
Income tax (10%)
Indonesian rental income tax
-$1,933
Property tax
Annual property tax
-$306
Net income
7.6% ROI
$13,224

Long-Term Rental

Yearly income
$16,220
7 comps
Rental income
$2,381/mo
$22,855
Agency fee (10%)
Finder's fee per tenant
-$2,285
Vacancy (~8%)
1.5mo gap per tenancy
-$1,758
Income tax (10%)
Indonesian rental income tax
-$2,285
Property tax
Annual property tax
-$306
Net income
9.3% ROI
$16,220

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$175,000
BPHTB (freehold transfer tax)$8,750
Notary & registration$1,800
Legal / due diligence$1,750
Total acquisition costs$12,300
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$1,450
($0–$2,900)
Furnishing & STR launch
1bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$28,500
All-in investment$217,250

Gross yield (asking)

11.0%

True gross yield (all-in)

8.9%

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

Leasehold with 24 years remaining.

$524K$393K$262K$131K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $175KPeak 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 12: 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
$161K
-8%
19 years remaining
Rental Income
+$70K
Total Position
$231K
+32%
5.7%/yr
Year 10
Capital Value
$108K
-38%
14 years remaining
Rental Income
+$152K
Total Position
$260K
+48%
4.0%/yr
Year 15
Capital Value
$53K
-70%
9 years remaining
Rental Income
+$246K
Total Position
$299K
+71%
3.6%/yr
Year 20
Capital Value
$15K
-92%
4 years remaining
Rental Income
+$355K
Total Position
$370K
+111%
3.8%/yr

Location

Bali

Uluwatu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Good
7.6% annual return
Occupancy
Average
54% average occupancy
Nightly Rate
Average
$98 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
155 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
24 years remaining on lease

Top Highlights

Prime location in Uluwatu — high tourist traffic
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Occupancy at 54% — factor in seasonal gaps
ADR of $98 limits revenue ceiling — consider repositioning potential

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

34% occ.
4.7%
$684/mo
44% occ.
6.1%
$893/mo
54% occ.
7.6%
$1,102/mo
current
64% occ.
9.0%
$1,311/mo

Lease Timeline

24 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 9 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.