RARE 2BR INVESTMENT VILLAS NEAR THOMAS & SULUBAN BEACH

RARE 2BR INVESTMENT VILLAS NEAR THOMAS & SULUBAN BEACH

Bali, Bali

$284k

Price

12.7%

ROI

2

Bedrooms

47%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 100 m²
Build: 100 m²
Est. Revenue: $49k/yr
Avg Nightly Rate: $286

Investment Analysis

After a sold-out success in Bingin, Nuju Villas returns with a limited new release in one of Uluwatu’s most desirable locations. Just minutes from Thomas and Suluban Beach, and within walking distance to iconic venues like Yuki, Mason, Baked, and Ulu Cliffhouse, this collection of villas redefines laid-back luxury with unbeatable lifestyle access.

Propertia
Bali / Uluwatu

RARE 2BR INVESTMENT VILLAS NEAR THOMAS & SULUBAN BEACH

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
100 m²
Land Plot
100 m²
Tenure
Lease 29yr
Yield Curve Status

Grade C investment — short-term rental yields 11.8% net return annually.

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The Investment

Brixfox Score40
GradeC
Brixfox Intelligence
40CModerate
Score Breakdown
ROI & Yield44%
Capital Growth42%
Risk Profile43%
Market Demand40%

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
+12.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.6%
+$8K in 5yr (+3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
11.8%
$2,794/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
8.5 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$286/night
50% ($143)Brixfox estimate($286/night)200% ($572)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Yearly income
$33,531
Airbnb data$286/night · 47% occupancy
Rental income
$286/night · 47% occ.
$48,611
Running costs (20%)
Utilities, cleaning, maintenance
-$9,722
Income tax (10%)
Indonesian rental income tax
-$4,861
Property tax
Annual property tax
-$497
Net income
11.8% ROI
$33,531

Long-Term Rental

Yearly income
$19,850
7 comps
Rental income
$2,931/mo
$28,140
Agency fee (10%)
Finder's fee per tenant
-$2,814
Vacancy (~8%)
1.5mo gap per tenancy
-$2,165
Income tax (10%)
Indonesian rental income tax
-$2,814
Property tax
Annual property tax
-$497
Net income
7.0% ROI
$19,850

Short-term rental earns 1.7x more but requires active management.

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$283,951
BPHTB (freehold transfer tax)$14,198
Notary & registration$1,800
Legal / due diligence$2,840
Total acquisition costs$18,838
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$2,500
($0–$5,000)
Furnishing & STR launch
2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$35,700
All-in investment$340,989

Gross yield (asking)

17.1%

True gross yield (all-in)

14.3%

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 29 years remaining.

$1.7M$1.3M$872K$436K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $284KPeak Capital Value: Yr 4 ($294K)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 8: 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 5
Capital Value
$292K
+3%
24 years remaining
Rental Income
+$178K
Total Position
$470K
+66%
10.6%/yr
Year 10
Capital Value
$269K
-5%
19 years remaining
Rental Income
+$384K
Total Position
$653K
+130%
8.7%/yr
Year 15
Capital Value
$181K
-36%
14 years remaining
Rental Income
+$624K
Total Position
$804K
+183%
7.2%/yr
Year 20
Capital Value
$89K
-69%
9 years remaining
Rental Income
+$901K
Total Position
$990K
+249%
6.4%/yr

Location

Bali

Uluwatu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
11.8% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Strong
$286 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
100 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
29 years remaining on lease

Top Highlights

Prime location in Uluwatu — high tourist traffic
High rental yield at 11.8% — outperforms most villas in this market
Premium nightly rate of $286 — positioned in the top tier

Watch Out

Occupancy at 47% — factor in seasonal gaps
Compact plot at 100 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.
7.5%
$1,785/mo
40% occ.
10.1%
$2,394/mo
47% occ.
11.8%
$2,794/mo
current
57% occ.
14.4%
$3,403/mo

Lease Timeline

29 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.