OFFPLAN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN NYANG NYANG BE-2021

OFFPLAN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN NYANG NYANG BE-2021

Uluwatu, Bali

$241k

Price

14.2%

ROI

2

Bedrooms

48%

Occupancy

2 Bathrooms
Ownership: Freehold
Land: 125 m²
Est. Revenue: $49k/yr
Avg Nightly Rate: $279

Investment Analysis

This Villa BE-2021 located in Uluwatu is for sale with Leasehold ownership for EUR251,000, IDR4,300,000,000

Bali Exception
Uluwatu / Uluwatu

OFFPLAN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN NYANG NYANG BE-2021

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
0 m²
Land Plot
125 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 14.2% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score78
GradeA
Brixfox Intelligence
78AExcellent
Score Breakdown
ROI & Yield86%
Capital Growth82%
Risk Profile79%
Market Demand78%

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
+20.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.8%
+$81K in 5yr (+34%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
14.2%
$2,841/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
5 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

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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Nightly Rate (ADR)
$279/night
50% ($140)Brixfox estimate($279/night)200% ($558)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$34,092
Airbnb data$279/night · 48% occupancy
Rental income
$279/night · 48% occ.
$49,305
Running costs (20%)
Utilities, cleaning, maintenance
-$9,861
Income tax (10%)
Indonesian rental income tax
-$4,931
Property tax
Annual property tax
-$422
Net income
14.2% ROI
$34,092

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

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$240,886
BPHTB (freehold transfer tax)$12,044
Notary & registration$1,800
Legal / due diligence$2,409
Total acquisition costs$16,253
RenovationMove-in ready
Furnishing & STR launch
2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$35,700
All-in investment$292,839

Gross yield (asking)

20.5%

True gross yield (all-in)

16.8%

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 — 6%/yr appreciation in Uluwatu.

$3.5M$2.6M$1.7M$864K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $241K
Capital appreciation
Property value growing at +6%/yr based on Uluwatu 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 7: rental income alone has repaid the full purchase price.
2x return
Year 5: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$322K
+34%
Rental Income
+$181K
Total Position
$503K
+109%
15.9%/yr
Year 10
Capital Value
$431K
+79%
Rental Income
+$391K
Total Position
$822K
+241%
13.1%/yr
Year 20
Capital Value
$773K
+221%
Rental Income
+$916K
Total Position
$1.7M
+601%
10.2%/yr
Year 30
Capital Value
$1.4M
+474%
Rental Income
+$1.6M
Total Position
$3.0M
+1148%
8.8%/yr

Location

Uluwatu

Uluwatu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
14.2% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Strong
$279 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
125 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Prime location in Uluwatu — high tourist traffic
High rental yield at 14.2% — outperforms most villas in this market
Premium nightly rate of $279 — positioned in the top tier

Watch Out

Occupancy at 48% — factor in seasonal gaps
Compact plot at 125 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.
8.7%
$1,747/mo
40% occ.
11.7%
$2,341/mo
48% occ.
14.2%
$2,841/mo
current
58% occ.
17.1%
$3,435/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.