PRIME LOCATION OFFPLAN 3 BEDROOM VILLA FOR SALE LEASEHOLD IN ULUWATU BE-1281

PRIME LOCATION OFFPLAN 3 BEDROOM VILLA FOR SALE LEASEHOLD IN ULUWATU BE-1281

Uluwatu, Bali

$336k

Price

17.9%

ROI

3

Bedrooms

54%

Occupancy

3 Bathrooms
Ownership: Freehold
Land: 148 m²
Est. Revenue: $87k/yr
Avg Nightly Rate: $440

Investment Analysis

This Villa BE-1281 located in Uluwatu is for sale with Leasehold ownership for EUR289,000, IDR5,895,720,709

Bali Exception
Uluwatu / Uluwatu

PRIME LOCATION OFFPLAN 3 BEDROOM VILLA FOR SALE LEASEHOLD IN ULUWATU BE-1281

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
0 m²
Land Plot
148 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 17.9% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score77
GradeA
Brixfox Intelligence
77AExcellent
Score Breakdown
ROI & Yield85%
Capital Growth81%
Risk Profile78%
Market Demand77%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+24.7%
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
17.9%
$5,013/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
4 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
5.6 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)
$440/night
50% ($220)Brixfox estimate($440/night)200% ($880)
Occupancy
54%
10%Brixfox estimate(54%)100%

Short-Term Rental

Yearly income
$60,153
Airbnb data$440/night · 54% occupancy
Rental income
$440/night · 54% occ.
$86,772
Running costs (20%)
Utilities, cleaning, maintenance
-$17,354
Income tax (10%)
Indonesian rental income tax
-$8,677
Property tax
Annual property tax
-$587
Net income
17.9% ROI
$60,153

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$335,572
BPHTB (freehold transfer tax)$16,779
Notary & registration$1,800
Legal / due diligence$3,356
Total acquisition costs$21,935
Furnishing & STR launch
3bd × $3,500 base + appliances, electronics, outdoor, licence, photography, linens.		$24,300
All-in investment$381,807

Gross yield (asking)

25.9%

True gross yield (all-in)

22.7%

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.

$5.5M$4.1M$2.8M$1.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $336K
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 4: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$449K
+34%
Rental Income
+$319K
Total Position
$768K
+129%
18.0%/yr
Year 10
Capital Value
$601K
+79%
Rental Income
+$690K
Total Position
$1.3M
+285%
14.4%/yr
Year 20
Capital Value
$1.1M
+221%
Rental Income
+$1.6M
Total Position
$2.7M
+702%
11.0%/yr
Year 30
Capital Value
$1.9M
+474%
Rental Income
+$2.9M
Total Position
$4.8M
+1327%
9.3%/yr

Location

Uluwatu

Uluwatu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
17.9% annual return
Occupancy
Average
54% average occupancy
Nightly Rate
Strong
$440 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
148 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 17.9% — outperforms most villas in this market
Premium nightly rate of $440 — positioned in the top tier

Watch Out

Occupancy at 54% — factor in seasonal gaps
Compact plot at 148 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

34% occ.
11.2%
$3,140/mo
44% occ.
14.6%
$4,076/mo
54% occ.
17.9%
$5,013/mo
current
64% occ.
21.3%
$5,950/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.