OFFPLAN 1 BEDROOM VILLA FOR SALE LEASEHOLD IN ULUWATU BE-2933

OFFPLAN 1 BEDROOM VILLA FOR SALE LEASEHOLD IN ULUWATU BE-2933

Bali, Bali

$209k

Price

13.3%

ROI

1

Bedrooms

68%

Occupancy

1 Bathrooms
Ownership: leasehold
Land: 118 m²
Build: 105 m²
Est. Revenue: $43k/yr
Avg Nightly Rate: $173

Investment Analysis

Situated in the highly sought-after area of Uluwatu, this villa enjoys a prime coastal setting just moments from world-class surf breaks, iconic beaches, and vibrant lifestyle venues.This one-bedroom villa is thoughtfully designed with a modern tropical aesthetic. The spacious bedroom features an ensuite bathroom, complemented by an additional guest bathroom.…

Bali Exception
Bali / Uluwatu

OFFPLAN 1 BEDROOM VILLA FOR SALE LEASEHOLD IN ULUWATU BE-2933

Inventory
1 Beds
Bathrooms
1 Baths
Built Area
105 m²
Land Plot
118 m²
Tenure
Lease 30yr
Yield Curve Status

Grade B+ investment — short-term rental yields 14.1% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score74
GradeB+
Brixfox Intelligence
74B+Strong
Score Breakdown
ROI & Yield81%
Capital Growth78%
Risk Profile75%
Market Demand74%

The Brixfox Score is our proprietary AI-powered rating that evaluates rental ROI, capital appreciation potential, risk factors, and local market dynamics to give you a single investment quality metric.

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+15.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.9%
+$9K in 5yr (+4%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
14.1%
$2,462/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
7.1 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$173/night
50% ($86)Brixfox estimate($173/night)200% ($346)
Occupancy
68%
10%Brixfox estimate(68%)100%

Short-Term Rental

Yearly income
$29,544
Airbnb data$173/night · 68% occupancy
Rental income
$173/night · 68% occ.
$42,728
Running costs (20%)
Utilities, cleaning, maintenance
-$8,546
Income tax (10%)
Indonesian rental income tax
-$4,273
Property tax
Annual property tax
-$366
Net income
14.1% ROI
$29,544

Long-Term Rental

Yearly income
$22,256
6 comps
Rental income
$3,259/mo
$31,286
Agency fee (10%)
Finder's fee per tenant
-$3,129
Vacancy (~8%)
1.5mo gap per tenancy
-$2,407
Income tax (10%)
Indonesian rental income tax
-$3,129
Property tax
Annual property tax
-$366
Net income
10.6% ROI
$22,256

Short-term rental earns 1.3x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 30 years remaining.

$1.6M$1.2M$808K$404K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Purchase PriceIlliquid zoneUnsellableToday: $209KPeak Capital Value: Yr 5 ($218K)Paid back2x Return
Leasehold value decline
Resale value of your property as the lease shortens. Drops steeply in the final years.
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 7: cumulative rental income has repaid the full purchase price.
Illiquid zone
Under 15 years remaining. Hard to sell — banks won't lend, fewer buyers, and steep discounts required.
Unsellable
Under 5 years remaining. Effectively worthless on the open market. No financing, no buyers.
Year 5Peak
Capital Value
$218K
+4%
25 years remaining
Rental Income
+$157K
Total Position
$375K
+79%
12.4%/yr
Year 10
Capital Value
$211K
+1%
20 years remaining
Rental Income
+$339K
Total Position
$549K
+163%
10.1%/yr
Year 15
Capital Value
$147K
-30%
15 years remaining
Rental Income
+$549K
Total Position
$696K
+233%
8.4%/yr
Year 20
Capital Value
$75K
-64%
10 years remaining
Rental Income
+$794K
Total Position
$869K
+316%
7.4%/yr

Location

Bali

Uluwatu, Approximate area

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Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
14.1% annual return
Occupancy
Good
68% average occupancy
Nightly Rate
Good
$173 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
118 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
30 years remaining on lease

Top Highlights

Prime location in Uluwatu — high tourist traffic
High rental yield at 14.1% — outperforms most Bali villas
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Compact plot at 118 m² — limited expansion potential
STR zoning not confirmed — verify before purchasing for short-term rental use

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

48% occ.
9.9%
$1,726/mo
58% occ.
12.0%
$2,094/mo
68% occ.
14.1%
$2,462/mo
current
78% occ.
16.2%
$2,830/mo

Lease Timeline

30 years remaining
Safe Zone

Your lease is in the safe zone. The property is liquid on the resale market and maintains strong valuation.

ℹ️

Financing note: Banks generally do not finance leasehold properties, regardless of the remaining duration. Buyers must purchase with cash or alternative financing.

25+ yr: Safe
15-25yr: Caution
<15yr: Illiquid

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.