STUNNING FAMILY VILLA IN THE PRIME AREA OF ULUWATU

STUNNING FAMILY VILLA IN THE PRIME AREA OF ULUWATU

Bali, Bali

$277k

Price

15.0%

ROI

3

Bedrooms

51%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 160 m²
Build: 152.5 m²
Est. Revenue: $71k/yr
Avg Nightly Rate: $382

Investment Analysis

Welcome to Pecatu, the ultimate blend of convenience and relaxation! Just a minute away from fantastic restaurants, easily accessible by a hassle-free drive or ride from the main road. It is also home to the hottest spots in town, including famous beaches, iconic beach clubs, top-tier restaurants, cutting-edge gyms, and rejuvenating spas. Built on a 1.6 Are land plot with a generous 152.50 sqm building size, this stunning villa features 3 bedrooms with closets and en-suite bathrooms. The open-concept living room comes fully furnished, leading to a beautiful garden with a pool. Plus, there’s storage and a parking area for up to 4 motorbikes or 1 car. Constructed with premium materials and designed by an experienced contractor, this is a one-of-a-kind opportunity. Act fast – only one unit available, and construction begins upon sign payment. Completion within 10 months with a 1-year warranty for both structure and finishing. Make this villa your new home! Contact PROPERTIA BALI today for more details!

Propertia
Bali / Uluwatu

STUNNING FAMILY VILLA IN THE PRIME AREA OF ULUWATU

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
152.5 m²
Land Plot
160 m²
Tenure
Lease 23yr
Yield Curve Status

Grade B investment — short-term rental yields 17.9% net return annually.

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The Investment

Brixfox Score63
GradeB
Brixfox Intelligence
63BStrong
Score Breakdown
ROI & Yield69%
Capital Growth66%
Risk Profile65%
Market Demand63%

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
+15.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-2.6%
-$36K in 5yr (-13%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
17.9%
$4,127/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
5.6 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$382/night
50% ($191)Brixfox estimate($382/night)200% ($763)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Yearly income
$49,523
Airbnb data$382/night · 51% occupancy
Rental income
$382/night · 51% occ.
$71,440
Running costs (20%)
Utilities, cleaning, maintenance
-$14,288
Income tax (10%)
Indonesian rental income tax
-$7,144
Property tax
Annual property tax
-$485
Net income
17.9% ROI
$49,523

Long-Term Rental

Yearly income
$30,523
5 comps
Rental income
$4,467/mo
$42,883
Agency fee (10%)
Finder's fee per tenant
-$4,288
Vacancy (~8%)
1.5mo gap per tenancy
-$3,299
Income tax (10%)
Indonesian rental income tax
-$4,288
Property tax
Annual property tax
-$485
Net income
11.0% ROI
$30,523

Short-term rental earns 1.6x 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$277,160
BPHTB (freehold transfer tax)$13,858
Notary & registration$1,800
Legal / due diligence$2,772
Total acquisition costs$18,430
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$3,813
($0–$7,625)
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$42,900
All-in investment$342,303

Gross yield (asking)

25.8%

True gross yield (all-in)

20.9%

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 23 years remaining.

$1.8M$1.4M$924K$462K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $277KPeak Capital Value: NowPaid 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 6: 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
$241K
-13%
18 years remaining
Rental Income
+$263K
Total Position
$504K
+82%
12.7%/yr
Year 10
Capital Value
$155K
-44%
13 years remaining
Rental Income
+$568K
Total Position
$723K
+161%
10.1%/yr
Year 15
Capital Value
$72K
-74%
8 years remaining
Rental Income
+$921K
Total Position
$993K
+258%
8.9%/yr
Year 20
Capital Value
$18K
-94%
3 years remaining
Rental Income
+$1.3M
Total Position
$1.3M
+387%
8.2%/yr

Location

Bali

Uluwatu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
17.9% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Strong
$382 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Average
160 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
23 years remaining on lease

Top Highlights

Prime location in Uluwatu — high tourist traffic
High rental yield at 17.9% — outperforms most villas in this market
Premium nightly rate of $382 — positioned in the top tier

Watch Out

Occupancy at 51% — factor in seasonal gaps
Compact plot at 160 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

31% occ.
10.8%
$2,502/mo
41% occ.
14.4%
$3,315/mo
51% occ.
17.9%
$4,127/mo
current
61% occ.
21.4%
$4,939/mo

Lease Timeline

23 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 8 years while the property is still easy to sell.

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.