Off-plan — Luxurious 2 bedroom villa in Uluwatu with ocean view

Off-plan — Luxurious 2 bedroom villa in Uluwatu with ocean view

Bali, Bali

$1.0M

Price

3.1%

ROI

2

Bedrooms

70%

Occupancy

Ownership: leasehold
Land: 330 m²
Build: 179 m²
Est. Revenue: $45k/yr
Avg Nightly Rate: $176

Investment Analysis

These luxury villas offer world-class sunsets and dramatic cliffside views, all within a gated, tranquil setting. Choose from pre-designed villas or create a custom home that brings your Bali vision to life. Whether for investment or personal use, this property provides the perfect foundation for both.

Villas of Bali
Bali / Uluwatu
Commercial Zone

Off-plan — Luxurious 2 bedroom villa in Uluwatu with ocean view

Inventory
2 Beds
Bathrooms
0 Baths
Built Area
179 m²
Land Plot
330 m²
Tenure
Lease 29yr
Yield Curve Status

Grade C investment — short-term rental yields 3.0% net return annually.

Go to Source via Villas of Bali

The Investment

Brixfox Score0
Grade—
Brixfox Intelligence
0—Weak
Score Breakdown
ROI & Yield0%
Capital Growth0%
Risk Profile5%
Market Demand0%

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
+3.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.6%
+$29K in 5yr (+3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.0%
$2,478/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
33.6 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$176/night
50% ($88)Brixfox estimate($176/night)200% ($352)
Occupancy
70%
10%Brixfox estimate(70%)100%

Short-Term Rental

Yearly income
$29,740
Airbnb data$176/night · 70% occupancy
Rental income
$176/night · 70% occ.
$44,985
Running costs (20%)
Utilities, cleaning, maintenance
-$8,997
Income tax (10%)
Indonesian rental income tax
-$4,499
Property tax
Annual property tax
-$1,750
Net income
3.0% ROI
$29,740

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.

$1.5M$1.2M$773K$387K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $1.0MPeak Capital Value: Yr 4 ($1.0M)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 24: 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
$1.0M
+3%
24 years remaining
Rental Income
+$158K
Total Position
$1.2M
+19%
3.5%/yr
Year 10
Capital Value
$946K
-5%
19 years remaining
Rental Income
+$341K
Total Position
$1.3M
+29%
2.6%/yr
Year 15
Capital Value
$636K
-36%
14 years remaining
Rental Income
+$553K
Total Position
$1.2M
+19%
1.2%/yr
Year 20
Capital Value
$313K
-69%
9 years remaining
Rental Income
+$799K
Total Position
$1.1M
+11%
0.5%/yr

Location

Bali

Uluwatu, Approximate area

Loading Map...

Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Weak
3.0% annual return
Occupancy
Good
70% average occupancy
Nightly Rate
Good
$176 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Good
330 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
Commercial Zone verified — fully licensed for short-term rentals
29+ year lease — strong tenure runway

Watch Out

Yield of 3.0% is below the market average — model your cashflow carefully
Visual appeal is below average — photos may not compete well on Airbnb listings

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

50% occ.
2.1%
$1,728/mo
60% occ.
2.5%
$2,103/mo
70% occ.
3.0%
$2,477/mo
current
80% occ.
3.4%
$2,852/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.