Stunning 6-Bedroom Luxury Villa in Ubud

Stunning 6-Bedroom Luxury Villa in Ubud

Bali, Bali

$605k

Price

11.3%

ROI

6

Bedrooms

49%

Occupancy

6 Bathrooms
Ownership: leasehold
Land: 978 m²
Build: 241 m²
Est. Revenue: $117k/yr
Avg Nightly Rate: $649

Investment Analysis

A fully furnished 6-bedroom leasehold villa in Pejeng Kawan, Tampaksiring, Ubud, set on 978 sqm with expansive gardens and rice field views.

Villas of Bali
Bali / Ubud

Stunning 6-Bedroom Luxury Villa in Ubud

Inventory
6 Beds
Bathrooms
6 Baths
Built Area
241 m²
Land Plot
978 m²
Tenure
Lease 26yr
Yield Curve Status

Grade B+ investment — short-term rental yields 13.3% net return annually.

Go to Source via Villas of Bali

The Investment

Brixfox Score66
GradeB+
Brixfox Intelligence
66B+Strong
Score Breakdown
ROI & Yield73%
Capital Growth69%
Risk Profile68%
Market Demand66%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+13.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.3%
-$10K in 5yr (-2%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
13.3%
$6,729/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
7.5 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$649/night
50% ($324)Brixfox estimate($649/night)200% ($1297)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Yearly income
$80,746
Airbnb data$649/night · 49% occupancy
Rental income
$649/night · 49% occ.
$116,864
Running costs (20%)
Utilities, cleaning, maintenance
-$23,373
Income tax (10%)
Indonesian rental income tax
-$11,686
Property tax
Annual property tax
-$1,059
Net income
13.3% ROI
$80,746

Long-Term Rental

Yearly income
$21,969
4 comps
Rental income
$3,317/mo
$31,847
Agency fee (10%)
Finder's fee per tenant
-$3,185
Vacancy (~8%)
1.5mo gap per tenancy
-$2,450
Income tax (10%)
Indonesian rental income tax
-$3,185
Property tax
Annual property tax
-$1,059
Net income
3.6% ROI
$21,969

Short-term rental earns 3.7x 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$604,938
BPHTB (freehold transfer tax)$30,247
Notary & registration$1,800
Legal / due diligence$6,049
Total acquisition costs$38,096
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$6,025
($0–$12,050)
Furnishing & STR launch
6bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$64,500
All-in investment$713,559

Gross yield (asking)

19.3%

True gross yield (all-in)

16.4%

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 26 years remaining.

$3.6M$2.7M$1.8M$895K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $605KPeak Capital Value: Yr 1 ($610K)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 7: 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
$595K
-2%
21 years remaining
Rental Income
+$429K
Total Position
$1.0M
+69%
11.1%/yr
Year 10
Capital Value
$451K
-26%
16 years remaining
Rental Income
+$926K
Total Position
$1.4M
+128%
8.6%/yr
Year 15
Capital Value
$256K
-58%
11 years remaining
Rental Income
+$1.5M
Total Position
$1.8M
+191%
7.4%/yr
Year 20
Capital Value
$95K
-84%
6 years remaining
Rental Income
+$2.2M
Total Position
$2.3M
+274%
6.8%/yr

Location

Bali

Ubud, Approximate area

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Villa Scorecard

Location
Good
Popular area with steady demand
Rental Yield
Strong
13.3% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Strong
$649 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
978 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
26 years remaining on lease

Top Highlights

High rental yield at 13.3% — outperforms most villas in this market
Premium nightly rate of $649 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Occupancy at 49% — factor in seasonal gaps
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

30% occ.
8.0%
$4,054/mo
40% occ.
10.8%
$5,435/mo
49% occ.
13.3%
$6,729/mo
current
59% occ.
16.1%
$8,110/mo

Lease Timeline

26 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.