OFFPLAN 3 BEDROOM VILLA FOR SALE LEASEHOLD IN ULUWATU BE-2611

OFFPLAN 3 BEDROOM VILLA FOR SALE LEASEHOLD IN ULUWATU BE-2611

Bali, Bali

$784k

Price

5.3%

ROI

3

Bedrooms

37%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 335 m²
Build: 336 m²
Est. Revenue: $40k/yr
Avg Nightly Rate: $301

Investment Analysis

Located in the heart of Uluwatu, this 3-bedroom leasehold villa offers easy access to iconic beach clubs, stunning cliffside beaches, vibrant cafés, and convenience stores—all just a short drive away. It’s perfectly positioned for both lifestyle and investment.Inside, the villa features a refined blend of modern tropical design with strong ethnic and artisanal touches. Earthy tones, handcrafted wooden elements, bold patterns, and warm textures create a luxurious yet soulful atmosphere throughout the living areas, bedrooms, and bathrooms. Outdoors, the villa presents a sleek, elongated pool framed by lush greenery and tall tropical plants, offering a serene and private ambiance. The mix of dark architectural lines, natural light, and surrounding garden views adds to its dramatic, resort-style feel. A stunning property designed for comfort, beauty, and a truly elevated Uluwatu living experience.

Bali Exception
Bali / Uluwatu
Commercial Zone

OFFPLAN 3 BEDROOM VILLA FOR SALE LEASEHOLD IN ULUWATU BE-2611

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
336 m²
Land Plot
335 m²
Tenure
Lease 29yr
Yield Curve Status

Grade C+ investment — long-term rental yields 6.9% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score47
GradeC+
Brixfox Intelligence
47C+Moderate
Score Breakdown
ROI & Yield52%
Capital Growth49%
Risk Profile50%
Market Demand47%

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.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+4.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.6%
+$23K in 5yr (+3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.4%
$2,229/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
28 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
29.3 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$301/night
50% ($150)Brixfox estimate($301/night)200% ($602)
Occupancy
37%
10%Brixfox estimate(37%)100%

Short-Term Rental

Yearly income
$26,742
Airbnb data$301/night · 37% occupancy
Rental income
$301/night · 37% occ.
$40,163
Running costs (20%)
Utilities, cleaning, maintenance
-$8,033
Income tax (10%)
Indonesian rental income tax
-$4,016
Property tax
Annual property tax
-$1,372
Net income
3.4% ROI
$26,742

Long-Term Rental

Yearly income
$53,796
5 comps
Rental income
$7,947/mo
$76,295
Agency fee (10%)
Finder's fee per tenant
-$7,630
Vacancy (~8%)
1.5mo gap per tenancy
-$5,869
Income tax (10%)
Indonesian rental income tax
-$7,630
Property tax
Annual property tax
-$1,372
Net income
6.9% ROI
$53,796

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 29 years remaining.

$1.4M$1.0M$695K$348K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $784KPeak Capital Value: Yr 4 ($810K)Paid back
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 22: 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
$807K
+3%
24 years remaining
Rental Income
+$142K
Total Position
$949K
+21%
3.9%/yr
Year 10
Capital Value
$742K
-5%
19 years remaining
Rental Income
+$307K
Total Position
$1.0M
+34%
2.9%/yr
Year 15
Capital Value
$499K
-36%
14 years remaining
Rental Income
+$497K
Total Position
$996K
+27%
1.6%/yr
Year 20
Capital Value
$246K
-69%
9 years remaining
Rental Income
+$719K
Total Position
$964K
+23%
1.0%/yr

Location

Bali

Uluwatu, Approximate area

Loading Map...

Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Average
3.4% annual return
Occupancy
Weak
37% average occupancy
Nightly Rate
Strong
$301 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Good
335 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
29 years remaining on lease

Top Highlights

Prime location in Uluwatu — high tourist traffic
Premium nightly rate of $301 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Yield of 3.4% is near the market average — model your cashflow carefully
Occupancy at 37% — factor in seasonal gaps

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.
2.8%
$1,808/mo
40% occ.
3.7%
$2,448/mo
37% occ.
3.4%
$2,229/mo
current
47% occ.
4.4%
$2,869/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.