READY NOW 2 BEDROOM VILLA FOR SALE LEASEHOLD IN UBUD BE-2914

READY NOW 2 BEDROOM VILLA FOR SALE LEASEHOLD IN UBUD BE-2914

Bali, Bali

$270k

Price

10.0%

ROI

2

Bedrooms

46%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 378 m²
Build: 170 m²
Est. Revenue: $41k/yr
Avg Nightly Rate: $242

Investment Analysis

Located in the heart of Ubud, this villa enjoys a serene and peaceful setting, while remaining close to popular attractions such as Campuhan Ridge Walk, Sante by Rüsters, and ATV Ubud Bali. A perfect balance between nature, lifestyle, and convenience.This single-level villa features 2 bedrooms with ensuite bathrooms, designed for comfort and privacy. The enclosed living area with high-ceiling windows allows plenty of natural light, creating a bright and airy atmosphere. The kitchen is equipped with an island table and dining area, ideal for both everyday living and entertaining. Step outside to your private swimming pool complemented by a mini garden, offering a tranquil tropical retreat. An excellent opportunity to own a peaceful sanctuary in one of Bali’s most sought-after areas.

Bali Exception
Bali / Ubud

READY NOW 2 BEDROOM VILLA FOR SALE LEASEHOLD IN UBUD BE-2914

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

Grade B investment — short-term rental yields 10.5% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score56
GradeB
Brixfox Intelligence
56BStrong
Score Breakdown
ROI & Yield62%
Capital Growth59%
Risk Profile58%
Market Demand56%

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
+6.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-3.7%
-$50K in 5yr (-18%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.5%
$2,354/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
14 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
9.6 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$242/night
50% ($121)Brixfox estimate($242/night)200% ($485)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$28,247
Airbnb data$242/night · 46% occupancy
Rental income
$242/night · 46% occ.
$41,027
Running costs (20%)
Utilities, cleaning, maintenance
-$8,205
Income tax (10%)
Indonesian rental income tax
-$4,103
Property tax
Annual property tax
-$473
Net income
10.5% ROI
$28,247

Long-Term Rental

Yearly income
$27,518
14 comps
Rental income
$4,032/mo
$38,710
Agency fee (10%)
Finder's fee per tenant
-$3,871
Vacancy (~8%)
1.5mo gap per tenancy
-$2,978
Income tax (10%)
Indonesian rental income tax
-$3,871
Property tax
Annual property tax
-$473
Net income
10.2% ROI
$27,518

Short-term rental earns 1.0x 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$270,000
BPHTB (freehold transfer tax)$13,500
Notary & registration$1,800
Legal / due diligence$2,700
Total acquisition costs$18,000
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$4,250
($0–$8,500)
Furnishing & STR launch
2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$35,700
All-in investment$327,950

Gross yield (asking)

15.2%

True gross yield (all-in)

12.5%

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 22 years remaining.

$992K$744K$496K$248K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $270KPeak 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 9: 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
$220K
-18%
17 years remaining
Rental Income
+$150K
Total Position
$370K
+37%
6.5%/yr
Year 10
Capital Value
$134K
-50%
12 years remaining
Rental Income
+$324K
Total Position
$458K
+70%
5.4%/yr
Year 15
Capital Value
$57K
-79%
7 years remaining
Rental Income
+$525K
Total Position
$582K
+116%
5.3%/yr
Year 20
Capital Value
$12K
-96%
2 years remaining
Rental Income
+$759K
Total Position
$771K
+186%
5.4%/yr

Location

Bali

Ubud, Approximate area

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Villa Scorecard

Location
Good
Popular area with steady demand
Rental Yield
Strong
10.5% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Strong
$242 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Good
378 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
22 years remaining on lease

Top Highlights

High rental yield at 10.5% — outperforms most villas in this market
Premium nightly rate of $242 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

Occupancy at 46% — factor in seasonal gaps
STR zoning not confirmed — verify before purchasing for short-term rental use

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.
6.7%
$1,508/mo
40% occ.
9.0%
$2,024/mo
46% occ.
10.5%
$2,354/mo
current
56% occ.
12.8%
$2,870/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.