Offplan Ocean View 1 Bedroom Penthouse for Sale Leasehold in Uluwatu

Offplan Ocean View 1 Bedroom Penthouse for Sale Leasehold in Uluwatu

Uluwatu, Bali

$230k

Price

1

Bedrooms

73%

Occupancy

1 Bathrooms
Ownership: Leasehold
Build: 72 m²
Est. Revenue: $27k/yr
Avg Nightly Rate: $102

How it compares in Uluwatu

  • Expected occupancy of 73% compares with a 69% median across 924 tracked Uluwatu villas.
  • Its expected nightly rate of $102 sits below the Uluwatu median of $130.
  • Brixfox ranks its projected net yield in the top half of the 920 live Uluwatu listings it tracks.
How Brixfox computes these figures

Investment Analysis

This Apartment BE-3041 located in Uluwatu is for sale with Leasehold ownership for EUR194,950, IDR3,940,887,677

Price
$230,000
ReportInquire
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Offplan Ocean View 1 Bedroom Penthouse for Sale Leasehold in Uluwatu

Uluwatu · Ref BF-6620Source · Bali Exception · listed 29 May 2026
Asking price · Leasehold
$230,000
Listed 168 days ago
Net yield
4.8%
Fully managed · Non-resident tax
Cash yield while the lease runs — the villa returns to the landowner after 20 yrs, with no resale value
Inquire about this property
  • 109% above the Uluwatu median for 1-bedroom apartments
  • 20-year lease · -0.2% after lease amortisation
Weak caseBrixfox read · from this listing's stored figures

This off-plan Uluwatu penthouse offers a 4.8% net yield based on 97 nearby Airbnb comparables, though the 20-year leasehold term limits the long-term investment horizon.

Why
Strengths
  • •High confidence in the 4.8% net yield projection derived from 97 nearby Airbnb comparables.
  • •Projected occupancy of 73% with an average daily rate of $102 for this 72 m² penthouse.
Risks
  • •Leasehold term is 20 years remaining with no resale value at the end of the period.
  • •Off-plan status means delivery and build quality are unproven for this $245,481 all-in investment.
  • •Zoning for the property has not been checked and it has been on the market for 5 months.

Written by an AI model from this listing's stored figures and checked against them, never from figures of its own. Information, not advice. Generated 10 Nov 2026.

Want this analysis as an underwriting report (PDF)?

The page’s own figures, line by line · Every purchase cost and the all-in total · Occupancy and offer-price what-ifs · Bali ownership, tax and letting rules

Ownership
Leasehold
Bedrooms
1
Bathrooms
1
Built area
72 m²
Brixfox Score 54 · C Leasehold · 20 yrs leftFinancial analysis ↓
Short lease — 20 yrs left. The net yield below is cash income while the lease runs; the villa returns to the landowner when it ends, so there is no resale value — see “after lease amortisation” in the analysis.
Financials

What it earns, what it costs to own, and the net yield

Financial analysis
· Brixfox Standard · Non-resident · Fully managed
Leasehold · 20 yrs remaining
Fully managed is the Brixfox Standard shown on every card: a full-service manager's commission, charged on top of the Airbnb/Booking channel fees (not the cleaning cost — changeovers are funded by guest cleaning fees; you bear the residual). Self-managed drops the commission; the channel fees stay, because the platform is paid whoever manages, and you pay staff/local operations, a higher cleaning residual and your own time directly. Both scenarios divide the SAME gross revenue — the toggle changes the cost stack, not the revenue. That revenue is observed from actively-operated comps, so self-managed assumes you match their performance.Both scenarios share the same projected revenue — the toggle changes who runs the property and what that costs, not what it earns.
Net yieldNet operating income ÷ all-in investment. After local operating taxes; before home-country personal tax and financing costs. Modelled from observed market performance of comparable Airbnb listings.
4.8%
$11,806 net operating income /yr
Gross yield · all-in basis
11.1%
−6.3 pts in operating costs & local taxes
After lease amortisation:-0.2%A leasehold expires; we amortise your all-in investment straight-line over the remaining term. This is the honest return on a wasting asset — most tools ignore it.Rent does not repay it within the lease: 20.8 of 20 yrs
Before tax in your home country and financing costs. Estimates, not financial advice.
Modelled from Airbnb listings we track across Uluwatu — live calendar data.

No Airbnb match on file

We have not confirmed this exact villa on Airbnb, so it carries no operating history here. The figures above rest on the comparable set — a launch scenario, not a track record.

Revenue assumptions

Derived from the comparable Airbnb listings below. The headline ADR is the expected BOOKED rate — nearby asking prices corrected by our measured, market-calibrated asking-to-booked factor. Occupancy is calibrated against tracked reference homes nearby. Comp cards below show raw asking prices.
Expected ADR
$102
Expected booked rate (market-calibrated)
Expected occupancy
73%
Full-year estimate, market-calibrated
Projected annual revenue
$27,129
ADR × occupancy × 365
Seasonal occupancy pattern
Peak Aug +16% · Low Jan -13%
J
F
M
A
M
J
J
A
S
O
N
D
Monthly occupancy relative to the annual average, measured over three years in Canggu.

Investment basis

The true all-in acquisition cost — asking price plus purchase costs, renovation and furnishing. Every yield on this page is computed against this total, not the asking price.
Adjust the figures to your deal — yields recalculate live.
Purchase price· asking · leasehold
$
Acquisition costs· 1.6% of price, auto-calculated
$3,681
PPAT notary (lease deed)$2,300
Legal due diligence$1,381
Buyer-side agent fee· paid by the seller$0
Lease tax· customarily the lessor’s; confirm in the lease$0
Renovation budget· no measured Bali basis — enter your own quote
$
Furniture & STR launch
$
All-in investment
$245,481
+6.7% over asking
Fully managed scenarioSwitch the scenario with the toggle at the top of the financial analysis — it drives every figure in this section. Gross revenue is identical in both scenarios (the comps' observed performance); the Villa Scorecard and risk panels elsewhere on the page always quote the fully-managed Brixfox Standard.
Gross annual revenue
$27,129
Rental management
−$5,426
Booking channel fees
−$1,356
Utilities
−$1,356
Cleaning & laundry
−$1,356
Maintenance & repairs
−$1,356
Insurance
−$814
Guest supplies & consumables
−$543
Property tax (PBB)
−$402
PPh 4(2) final tax on rent
−$2,713
Net operating income
$11,806/yr
Net yield on all-in investment
4.8%

Income tax is PPh 4(2), Indonesia's final tax on rent, at 10% of gross. The regional hotel tax (PBJT, formerly PB1/PHR) is not charged: whether it applies depends on how the villa is licensed and let, so confirm it with your notary. Financing is not modelled.

Leasehold economics
A leasehold expires — the villa returns to the landowner and has no resale value at the end of the term. We write the all-in investment off straight-line over the remaining years and show the return after that annual cost. Most tools ignore this.
Lease amortisation · all-in ÷ 20 yrs remaining−$12,274/yr
Net yield after lease amortisation-0.2%
Payback vs remaining term20.8 yrs of 20 yrs
At these assumptions the rental income does not recover the all-in investment before the lease expires.
Want this analysis as an underwriting report (PDF)?

The page’s own figures, line by line · Every purchase cost and the all-in total · Occupancy and offer-price what-ifs · Bali ownership, tax and letting rules

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Evidence

Where it sits, and who confirms it

Comp table: Market evidence ↑ in Financials

Location

Agency pin · unverified

Uluwatu

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Verdict

Score, and what could go wrong

Same net-yield basis as the financial analysis

Brixfox Score

54C
LocationStrong
Premium area with high rental demand
Rental YieldGood
4.8% net yield on all-in cost
OccupancyGood
73% average occupancy
Nightly RateAverage
$102 per night
Visual AppealGood
7/10 visual appeal
Size & SpaceAverage
72 m² interior
ZoningGood
Tourism (per agency) — verify in RTRW
TenureGood
20 years remaining on lease
Prime location in Uluwatu — high tourist traffic
ADR of $102 limits revenue ceiling — consider repositioning potential
Compact at 72 m² interior — caps the guest count you can host

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risk & what-if

ScenarioOccupancyNet income /yrNet yield
-20 pts occupancy53%$8,4493.4%
-10 pts occupancy63%$10,1284.1%
Expected73%$11,8064.8%
+10 pts occupancy83%$13,4845.5%

Brixfox Standard · Non-resident · Fully managed · net yield on all-in cost

Lease runway20 yearsCautionPlan an exit within ~5 years, while resale is still easy.
Off-planCompletion riskask for the build timeline, payment schedule and building permit
Payback20.8 yearsfrom net rent at the expected case
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Questions about this listing, answered from its data

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Answers grounded in this listing's data, its Airbnb comps and the score breakdown.

Opening read · generated from this listing's data

This off-plan Uluwatu penthouse offers a 4.8% net yield based on 97 nearby Airbnb comparables, though the 20-year leasehold term limits the long-term investment horizon.

Strengths
  • •High confidence in the 4.8% net yield projection derived from 97 nearby Airbnb comparables.
  • •Projected occupancy of 73% with an average daily rate of $102 for this 72 m² penthouse.
Risks
  • •Leasehold term is 20 years remaining with no resale value at the end of the period.
  • •Off-plan status means delivery and build quality are unproven for this $245,481 all-in investment.
  • •Zoning for the property has not been checked and it has been on the market for 5 months.

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Villa Underwriting Report

PDF report · one-time purchase · this property

  • The page’s own figures, line by line
  • Every purchase cost and the all-in total
  • Occupancy and offer-price what-ifs
  • Bali ownership, tax and letting rules

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Modelled from live Airbnb calendar data around this property · operating costs per line, editable in the P&L · estimates, not financial advice.Data sources & methodology ›

ROI calculations use Brixfox Intelligence rental data from tracked Airbnb calendars. Operating costs are modelled per line — Airbnb/Booking channel fees whoever manages, then either a full-service management commission or the staff/local operations a self-managing owner buys back, cleaning residual, utilities & insurance, local taxes — with every rate editable in the Financial analysis P&L above. Gross revenue is identical in both management scenarios. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Bali may impact actual yields.