Stylish Tropical 2-Bedroom Villa in Suluban

Stylish Tropical 2-Bedroom Villa in Suluban

Bali, Bali

$310k

Price

11.6%

ROI

2

Bedrooms

45%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 140 m²
Build: 134 m²
Est. Revenue: $48k/yr
Avg Nightly Rate: $294

Investment Analysis

Located in Suluban, this stylish 2-bedroom villa is built on 1.4 Are of land with a 134 sqm building, close to cafés, restaurants, and wellness spaces. Surrounded by world-class beaches and iconic surf breaks, the location reflects Uluwatu’s vibrant coastal lifestyle, making it ideal for both living and investment.

Propertia
Bali / Suluban Beach, Uluwatu

Stylish Tropical 2-Bedroom Villa in Suluban

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
134 m²
Land Plot
140 m²
Tenure
Lease 30yr
Yield Curve Status

Grade C investment — short-term rental yields 10.7% net return annually.

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The Investment

Brixfox Score39
GradeC
Brixfox Intelligence
39CModerate
Score Breakdown
ROI & Yield43%
Capital Growth41%
Risk Profile42%
Market Demand39%

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
+11.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.9%
+$13K in 5yr (+4%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.7%
$2,759/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
9.3 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$294/night
50% ($147)Brixfox estimate($294/night)200% ($587)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$33,114
Airbnb data$294/night · 45% occupancy
Rental income
$294/night · 45% occ.
$48,079
Running costs (20%)
Utilities, cleaning, maintenance
-$9,616
Income tax (10%)
Indonesian rental income tax
-$4,808
Property tax
Annual property tax
-$542
Net income
10.7% ROI
$33,114

Long-Term Rental

Yearly income
$27,304
6 comps
Rental income
$4,012/mo
$38,511
Agency fee (10%)
Finder's fee per tenant
-$3,851
Vacancy (~8%)
1.5mo gap per tenancy
-$2,962
Income tax (10%)
Indonesian rental income tax
-$3,851
Property tax
Annual property tax
-$542
Net income
8.8% ROI
$27,304

Short-term rental earns 1.2x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 30 years remaining.

$1.8M$1.4M$906K$453K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Purchase PriceIlliquid zoneUnsellableToday: $310KPeak Capital Value: Yr 5 ($323K)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 9: 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
$323K
+4%
25 years remaining
Rental Income
+$176K
Total Position
$499K
+61%
10.0%/yr
Year 10
Capital Value
$312K
+1%
20 years remaining
Rental Income
+$380K
Total Position
$692K
+123%
8.4%/yr
Year 15
Capital Value
$217K
-30%
15 years remaining
Rental Income
+$616K
Total Position
$833K
+169%
6.8%/yr
Year 20
Capital Value
$112K
-64%
10 years remaining
Rental Income
+$890K
Total Position
$1.0M
+224%
6.0%/yr

Location

Bali

Suluban Beach, 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
10.7% annual return
Occupancy
Weak
45% average occupancy
Nightly Rate
Strong
$294 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
140 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
30 years remaining on lease

Top Highlights

Prime location in Suluban Beach, Uluwatu — high tourist traffic
High rental yield at 10.7% — outperforms most Bali villas
Premium nightly rate of $294 — positioned in the top tier

Watch Out

Occupancy at 45% — factor in seasonal gaps
Compact plot at 140 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.
7.1%
$1,831/mo
40% occ.
9.5%
$2,456/mo
45% occ.
10.7%
$2,759/mo
current
55% occ.
13.1%
$3,385/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.