MODERN TROPICAL DESIGN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN ULUWATU BE-1821

MODERN TROPICAL DESIGN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN ULUWATU BE-1821

Uluwatu, Bali

$335k

Price

6.2%

ROI

2

Bedrooms

52%

Occupancy

2 Bathrooms
Ownership: Freehold
Land: 2275 m²
Build: 110 m²
Est. Revenue: $31k/yr
Avg Nightly Rate: $160

Investment Analysis

This Villa BE-1821 located in Uluwatu is for sale with Leasehold ownership for EUR288,250, IDR5,590,000,000

Bali Exception
Uluwatu / Uluwatu

MODERN TROPICAL DESIGN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN ULUWATU BE-1821

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
110 m²
Land Plot
2275 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 6.2% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score80
GradeA
Brixfox Intelligence
80AExcellent
Score Breakdown
ROI & Yield88%
Capital Growth84%
Risk Profile81%
Market Demand80%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+13.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.8%
+$113K in 5yr (+34%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.2%
$1,737/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
16.1 yr
Rental only

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

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Nightly Rate (ADR)
$160/night
50% ($80)Brixfox estimate($160/night)200% ($321)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Yearly income
$20,845
Airbnb data$160/night · 52% occupancy
Rental income
$160/night · 52% occ.
$30,616
Running costs (20%)
Utilities, cleaning, maintenance
-$6,123
Income tax (10%)
Indonesian rental income tax
-$3,062
Property tax
Annual property tax
-$586
Net income
6.2% ROI
$20,845

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

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$335,000
BPHTB (freehold transfer tax)$16,750
Notary & registration$1,800
Legal / due diligence$3,350
Total acquisition costs$21,900
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$2,750
($0–$5,500)
Furnishing & STR launch
2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$35,700
All-in investment$395,350

Gross yield (asking)

9.1%

True gross yield (all-in)

7.7%

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 — 6%/yr appreciation in Uluwatu.

$3.4M$2.5M$1.7M$838K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $335K
Capital appreciation
Property value growing at +6%/yr based on Uluwatu 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 14: 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
$448K
+34%
Rental Income
+$111K
Total Position
$559K
+67%
10.8%/yr
Year 10
Capital Value
$600K
+79%
Rental Income
+$239K
Total Position
$839K
+150%
9.6%/yr
Year 20
Capital Value
$1.1M
+221%
Rental Income
+$560K
Total Position
$1.6M
+388%
8.2%/yr
Year 30
Capital Value
$1.9M
+474%
Rental Income
+$992K
Total Position
$2.9M
+770%
7.5%/yr

Location

Uluwatu

Uluwatu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Good
6.2% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Good
$160 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
2275 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Prime location in Uluwatu — high tourist traffic
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 2275 m² land — room for expansion or amenities

Watch Out

Occupancy at 52% — 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

32% occ.
3.8%
$1,054/mo
42% occ.
5.0%
$1,395/mo
52% occ.
6.2%
$1,737/mo
current
62% occ.
7.4%
$2,079/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.