OFFPLAN TULUM STYLE 2 BEDROOM VILLA FOR SALE LEASEHOLD IN UNGASAN BE-2260
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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Short-Term Rental
Long-Term Rental
No long-term rental data available
Not enough comparable rentals in this area
Airbnb Comp Analysis
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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. | $3,550 ($0–$7,100) |
| Furnishing & STR launch 2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens. | $35,700 |
| All-in investment | $396,150 |
Gross yield (asking)
8.5%
True gross yield (all-in)
7.2%
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
Leasehold with 5 years remaining.
Only 5 years remaining — this property is effectively unsellable as an investment. Banks will not finance, and buyers are extremely limited.
Location
Uluwatu
Uluwatu, Approximate area
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Watch Out
Consider carefully. Returns are below market average for this price point.
Risks & What-If
What if occupancy changes?
Owner Managed scenario
Lease Timeline
Only 5 years remaining. This property is effectively unsellable as an investment. Focus on rental income extraction or negotiate an immediate lease extension.
Financing note: Banks generally do not finance leasehold properties, regardless of the remaining duration. Buyers must purchase with cash or alternative financing.
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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.