OFFPLAN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN ULUWATU BE-2147

OFFPLAN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN ULUWATU BE-2147

Bali, Bali

$301k

Price

16.1%

ROI

2

Bedrooms

82%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 176 m²
Build: 115 m²
Est. Revenue: $71k/yr
Avg Nightly Rate: $236

Investment Analysis

Experience laid-back island luxury in this beautifully designed off-plan villa, ideally located in Uluwatu, Bingin, just minutes from Bingin Beach, Dreamland, Padang-Padang, and iconic venues like Savaya, The Cashew Tree, and Gooseberry Café.

Bali Exception
Bali / Bingin - Uluwatu

OFFPLAN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN ULUWATU BE-2147

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
115 m²
Land Plot
176 m²
Tenure
Lease 27yr
Yield Curve Status

Grade B investment — short-term rental yields 16.3% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score65
GradeB
Brixfox Intelligence
65BStrong
Score Breakdown
ROI & Yield72%
Capital Growth68%
Risk Profile67%
Market Demand65%

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
+16.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.0%
-$317 in 5yr (-0%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
16.3%
$4,097/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
6 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
6.1 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$236/night
50% ($118)Brixfox estimate($236/night)200% ($473)
Occupancy
82%
10%Brixfox estimate(82%)100%

Short-Term Rental

Yearly income
$49,163
Airbnb data$236/night · 82% occupancy
Rental income
$236/night · 82% occ.
$70,987
Running costs (20%)
Utilities, cleaning, maintenance
-$14,197
Income tax (10%)
Indonesian rental income tax
-$7,099
Property tax
Annual property tax
-$528
Net income
16.3% ROI
$49,163

Long-Term Rental

Yearly income
$28,198
6 comps
Rental income
$4,138/mo
$39,726
Agency fee (10%)
Finder's fee per tenant
-$3,973
Vacancy (~8%)
1.5mo gap per tenancy
-$3,056
Income tax (10%)
Indonesian rental income tax
-$3,973
Property tax
Annual property tax
-$528
Net income
9.4% ROI
$28,198

Short-term rental earns 1.7x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 27 years remaining.

$2.3M$1.7M$1.2M$575K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $301KPeak Capital Value: Yr 2 ($306K)Paid 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
$301K
-0%
22 years remaining
Rental Income
+$261K
Total Position
$562K
+86%
13.3%/yr
Year 10
Capital Value
$246K
-19%
17 years remaining
Rental Income
+$564K
Total Position
$809K
+168%
10.4%/yr
Year 15
Capital Value
$150K
-50%
12 years remaining
Rental Income
+$914K
Total Position
$1.1M
+253%
8.8%/yr
Year 20
Capital Value
$64K
-79%
7 years remaining
Rental Income
+$1.3M
Total Position
$1.4M
+359%
7.9%/yr

Location

Bali

Bingin - Uluwatu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
16.3% annual return
Occupancy
Strong
82% average occupancy
Nightly Rate
Strong
$236 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
176 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
27 years remaining on lease

Top Highlights

Prime location in Bingin - Uluwatu — high tourist traffic
High rental yield at 16.3% — outperforms most Bali villas
Strong occupancy at 82% — consistent booking demand

Watch Out

Compact plot at 176 m² — limited expansion potential
STR zoning not confirmed — verify before purchasing for short-term rental use

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

62% occ.
12.3%
$3,090/mo
72% occ.
14.3%
$3,594/mo
82% occ.
16.3%
$4,097/mo
current
92% occ.
18.3%
$4,600/mo

Lease Timeline

27 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.