WALKING DISTANCE TO THE BEACH 1 BEDROOM VILLA FOR SALE LEASEHOLD IN NYANG-NYANG BE-2989

WALKING DISTANCE TO THE BEACH 1 BEDROOM VILLA FOR SALE LEASEHOLD IN NYANG-NYANG BE-2989

Uluwatu, Bali

$100k

Price

12.0%

ROI

1

Bedrooms

35%

Occupancy

1 Bathrooms
Ownership: Freehold
Land: 100 m²
Est. Revenue: $17k/yr
Avg Nightly Rate: $135

Investment Analysis

This Villa BE-2989 located in Uluwatu is for sale with Leasehold ownership for EUR86,024, IDR1,759,243,882

Bali Exception
Uluwatu / Uluwatu

WALKING DISTANCE TO THE BEACH 1 BEDROOM VILLA FOR SALE LEASEHOLD IN NYANG-NYANG BE-2989

Inventory
1 Beds
Bathrooms
1 Baths
Built Area
0 m²
Land Plot
100 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 12.0% net return annually.

Go to Source via Bali Exception

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
+18.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.8%
+$34K in 5yr (+34%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
12.0%
$1,003/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
6 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
8.3 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)
$135/night
50% ($68)Brixfox estimate($135/night)200% ($270)
Occupancy
35%
10%Brixfox estimate(35%)100%

Short-Term Rental

Yearly income
$12,034
Airbnb data$135/night · 35% occupancy
Rental income
$135/night · 35% occ.
$17,441
Running costs (20%)
Utilities, cleaning, maintenance
-$3,488
Income tax (10%)
Indonesian rental income tax
-$1,744
Property tax
Annual property tax
-$175
Net income
12.0% ROI
$12,034

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$100,000
BPHTB (freehold transfer tax)$5,000
Notary & registration$1,800
Legal / due diligence$1,500
Total acquisition costs$8,300
Furnishing & STR launch
1bd × $3,500 base + appliances, electronics, outdoor, licence, photography, linens.		$15,900
All-in investment$124,200

Gross yield (asking)

17.4%

True gross yield (all-in)

14.0%

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 — 6%/yr appreciation in Uluwatu.

$1.3M$989K$659K$330K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $100K
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 8: rental income alone has repaid the full purchase price.
2x return
Year 6: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$134K
+34%
Rental Income
+$64K
Total Position
$198K
+98%
14.6%/yr
Year 10
Capital Value
$179K
+79%
Rental Income
+$138K
Total Position
$317K
+217%
12.2%/yr
Year 20
Capital Value
$321K
+221%
Rental Income
+$323K
Total Position
$644K
+544%
9.8%/yr
Year 30
Capital Value
$574K
+474%
Rental Income
+$573K
Total Position
$1.1M
+1047%
8.5%/yr

Location

Uluwatu

Uluwatu, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
12.0% annual return
Occupancy
Weak
35% average occupancy
Nightly Rate
Good
$135 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
100 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Prime location in Uluwatu — high tourist traffic
High rental yield at 12.0% — outperforms most villas in this market
Freehold ownership — maximum long-term security

Watch Out

Occupancy at 35% — factor in seasonal gaps
Compact plot at 100 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.
10.2%
$849/mo
40% occ.
13.6%
$1,136/mo
35% occ.
12.0%
$1,003/mo
current
45% occ.
15.5%
$1,291/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.