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

12.2%

ROI

2

Bedrooms

52%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 176 m²
Build: 115 m²
Est. Revenue: $54k/yr
Avg Nightly Rate: $283

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 12.4% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score59
GradeB
Brixfox Intelligence
59BStrong
Score Breakdown
ROI & Yield65%
Capital Growth62%
Risk Profile61%
Market Demand59%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+12.4%
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
12.4%
$3,112/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
8.1 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$283/night
50% ($141)Brixfox estimate($283/night)200% ($566)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Yearly income
$37,344
Airbnb data$283/night · 52% occupancy
Rental income
$283/night · 52% occ.
$54,102
Running costs (20%)
Utilities, cleaning, maintenance
-$10,820
Income tax (10%)
Indonesian rental income tax
-$5,410
Property tax
Annual property tax
-$528
Net income
12.4% ROI
$37,344

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 1.3x 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$301,481
BPHTB (freehold transfer tax)$15,074
Notary & registration$1,800
Legal / due diligence$3,015
Total acquisition costs$19,889
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$2,875
($0–$5,750)
Furnishing & STR launch
2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$35,700
All-in investment$359,945

Gross yield (asking)

17.9%

True gross yield (all-in)

15.0%

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 27 years remaining.

$1.7M$1.3M$874K$437K$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 8: 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
+$198K
Total Position
$499K
+66%
10.6%/yr
Year 10
Capital Value
$246K
-19%
17 years remaining
Rental Income
+$428K
Total Position
$674K
+123%
8.4%/yr
Year 15
Capital Value
$150K
-50%
12 years remaining
Rental Income
+$695K
Total Position
$844K
+180%
7.1%/yr
Year 20
Capital Value
$64K
-79%
7 years remaining
Rental Income
+$1.0M
Total Position
$1.1M
+254%
6.5%/yr

Location

Bali

Bingin - Uluwatu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
12.4% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Strong
$283 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 12.4% — outperforms most villas in this market
Premium nightly rate of $283 — positioned in the top tier

Watch Out

Occupancy at 52% — factor in seasonal gaps
Compact plot at 176 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

32% occ.
7.6%
$1,907/mo
42% occ.
10.0%
$2,509/mo
52% occ.
12.4%
$3,112/mo
current
62% occ.
14.8%
$3,715/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.