Bali Exception
Bali / Uluwatu
Pink 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+ — 4%/yr capital appreciation in Bali.

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The Investment

Brixfox Score54
GradeC+
Brixfox Intelligence
54C+Moderate
Score Breakdown
ROI & Yield59%
Capital Growth57%
Risk Profile56%
Market Demand54%

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
+0.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.6%
+$370.2M in 5yr (+3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
-0.2%
$-1,849,052/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
—
Rental only

Income Breakdown

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Nightly Rate (ADR)
$202/night
50% ($101)Brixfox estimate($202/night)200% ($404)
Occupancy
70%
10%Brixfox estimate(70%)100%

Short-Term Rental

Yearly income
$-22,188,622
Airbnb data$202/night · 70% occupancy
Rental income
$202/night · 70% occ.
$51,969
Running costs (20%)
Utilities, cleaning, maintenance
-$10,394
Income tax (10%)
Indonesian rental income tax
-$5,197
Property tax
Annual property tax
-$22,225,000
Net income
-0.2% ROI
$-22,188,622

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

Growth & Exit Strategy

How your investment grows over time

Leasehold with 29 years remaining.

$15096.2M$11322.1M$7548.1M$3774.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $12700.0MPeak Capital Value: Yr 4 ($13127.1M)
Leasehold value decline
Resale value of your property as the lease shortens. Drops steeply in the final years.
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
$13070.2M
+3%
24 years remaining
Year 10
Capital Value
$12017.1M
-5%
19 years remaining
Year 15
Capital Value
$8076.0M
-36%
14 years remaining
Year 20
Capital Value
$3979.0M
-69%
9 years remaining

Location

Bali

Uluwatu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Weak
-0.2% annual return
Occupancy
Good
70% average occupancy
Nightly Rate
Strong
$202 per night
Size & Space
Good
335 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
29 years remaining on lease

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Risks & What-If

What if occupancy changes?

Owner Managed scenario

Sensitivity analysis requires Pro

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.