OCEAN VIEW 3 BEDROOM VILLA FOR SALE FREEHOLD IN ULUWATU BE-1779

OCEAN VIEW 3 BEDROOM VILLA FOR SALE FREEHOLD IN ULUWATU BE-1779

Bali, Bali

$671k

Price

6.0%

ROI

3

Bedrooms

43%

Occupancy

4 Bathrooms
Ownership: freehold
Land: 200 m²
Build: 295 m²
Est. Revenue: $52k/yr
Avg Nightly Rate: $330

Investment Analysis

Prime location in Uluwatu, South Bali, offering a serene atmosphere with breathtaking beach landscapes. Just a 5-minute drive to the stunning Nunggalan Beach.This exceptional villa boasts a spacious living area thoughtfully designed to blend comfort and style. The wooden kitchen exudes warmth and elegance, offering both functionality and aesthetic appeal.

Bali Exception
Bali / Uluwatu
Commercial Zone

OCEAN VIEW 3 BEDROOM VILLA FOR SALE FREEHOLD IN ULUWATU BE-1779

Inventory
3 Beds
Bathrooms
4 Baths
Built Area
295 m²
Land Plot
200 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — long-term rental yields 7.0% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score72
GradeB+
Brixfox Intelligence
72B+Strong
Score Breakdown
ROI & Yield79%
Capital Growth76%
Risk Profile73%
Market Demand72%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+9.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$145K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.2%
$2,915/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
19.2 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$330/night
50% ($165)Brixfox estimate($330/night)200% ($660)
Occupancy
43%
10%Brixfox estimate(43%)100%

Short-Term Rental

Yearly income
$34,982
Airbnb data$330/night · 43% occupancy
Rental income
$330/night · 43% occ.
$51,653
Running costs (20%)
Utilities, cleaning, maintenance
-$10,331
Income tax (10%)
Indonesian rental income tax
-$5,165
Property tax
Annual property tax
-$1,175
Net income
5.2% ROI
$34,982

Long-Term Rental

Yearly income
$47,016
7 comps
Rental income
$6,942/mo
$66,647
Agency fee (10%)
Finder's fee per tenant
-$6,665
Vacancy (~8%)
1.5mo gap per tenancy
-$5,127
Income tax (10%)
Indonesian rental income tax
-$6,665
Property tax
Annual property tax
-$1,175
Net income
7.0% ROI
$47,016

Long-term rental earns more with lower risk and less effort.

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$671,455
BPHTB (freehold transfer tax)$33,573
Notary & registration$1,800
Legal / due diligence$6,715
Total acquisition costs$42,088
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$7,375
($0–$14,750)
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$42,900
All-in investment$763,818

Gross yield (asking)

7.7%

True gross yield (all-in)

6.8%

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 — 4%/yr appreciation in Bali.

$4.4M$3.3M$2.2M$1.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $671K
Capital appreciation
Property value growing at +4%/yr based on Bali 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 16: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$817K
+22%
Rental Income
+$186K
Total Position
$1.0M
+49%
8.3%/yr
Year 10
Capital Value
$994K
+48%
Rental Income
+$401K
Total Position
$1.4M
+108%
7.6%/yr
Year 20
Capital Value
$1.5M
+119%
Rental Income
+$940K
Total Position
$2.4M
+259%
6.6%/yr
Year 30
Capital Value
$2.2M
+224%
Rental Income
+$1.7M
Total Position
$3.8M
+472%
6.0%/yr

Location

Bali

Uluwatu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Good
5.2% annual return
Occupancy
Weak
43% average occupancy
Nightly Rate
Strong
$330 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
200 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
Freehold ownership

Top Highlights

Prime location in Uluwatu — high tourist traffic
Premium nightly rate of $330 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Occupancy at 43% — factor in seasonal gaps
Compact plot at 200 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.
3.6%
$2,011/mo
40% occ.
4.9%
$2,714/mo
43% occ.
5.2%
$2,915/mo
current
53% occ.
6.5%
$3,618/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.