OFFPLAN PRIME LOCATION LEASEHOLD 1/2 VILLA IN ULUWATU BE-3057

OFFPLAN PRIME LOCATION LEASEHOLD 1/2 VILLA IN ULUWATU BE-3057

Uluwatu, Bali

$229k

Price

16.6%

ROI

2

Bedrooms

50%

Occupancy

2 Bathrooms
Ownership: Freehold
Land: 138 m²
Build: 817 m²
Est. Revenue: $55k/yr
Avg Nightly Rate: $299

Investment Analysis

This Villa BE-3057 located in Suluban is for sale with Leasehold ownership for EUR196,994, IDR4,028,668,491

Bali Exception
Uluwatu / Uluwatu

OFFPLAN PRIME LOCATION LEASEHOLD 1/2 VILLA IN ULUWATU BE-3057

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
817 m²
Land Plot
138 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 16.6% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score75
GradeA
Brixfox Intelligence
75AExcellent
Score Breakdown
ROI & Yield83%
Capital Growth79%
Risk Profile76%
Market Demand75%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+23.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.8%
+$77K in 5yr (+34%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
16.6%
$3,160/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
5 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
6.0 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)
$299/night
50% ($149)Brixfox estimate($299/night)200% ($597)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Yearly income
$37,919
Airbnb data$299/night · 50% occupancy
Rental income
$299/night · 50% occ.
$54,743
Running costs (20%)
Utilities, cleaning, maintenance
-$10,949
Income tax (10%)
Indonesian rental income tax
-$5,474
Property tax
Annual property tax
-$401
Net income
16.6% ROI
$37,919

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$229,000
BPHTB (freehold transfer tax)$11,450
Notary & registration$1,800
Legal / due diligence$2,290
Total acquisition costs$15,540
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$20,425
($0–$40,850)
Furnishing & STR launch
2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$35,700
All-in investment$300,665

Gross yield (asking)

23.9%

True gross yield (all-in)

18.2%

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.

$3.6M$2.7M$1.8M$897K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $229K
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 6: rental income alone has repaid the full purchase price.
2x return
Year 5: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$306K
+34%
Rental Income
+$201K
Total Position
$508K
+122%
17.3%/yr
Year 10
Capital Value
$410K
+79%
Rental Income
+$435K
Total Position
$845K
+269%
13.9%/yr
Year 20
Capital Value
$734K
+221%
Rental Income
+$1.0M
Total Position
$1.8M
+666%
10.7%/yr
Year 30
Capital Value
$1.3M
+474%
Rental Income
+$1.8M
Total Position
$3.1M
+1262%
9.1%/yr

Location

Uluwatu

Uluwatu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
16.6% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Strong
$299 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
138 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 16.6% — outperforms most villas in this market
Premium nightly rate of $299 — positioned in the top tier

Watch Out

Occupancy at 50% — factor in seasonal gaps
Compact plot at 138 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.
9.9%
$1,888/mo
40% occ.
13.2%
$2,524/mo
50% occ.
16.6%
$3,160/mo
current
60% occ.
19.9%
$3,795/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.