5 bedroom Balinese villa with extraordinary ocean view & extra land to develop !

5 bedroom Balinese villa with extraordinary ocean view & extra land to develop !

Bali, Bali

$2.0M

Price

4.5%

ROI

5

Bedrooms

50%

Occupancy

5 Bathrooms
Ownership: freehold
Land: 3220 m²
Build: 500 m²
Est. Revenue: $146k/yr
Avg Nightly Rate: $797

Investment Analysis

This exceptional hilltop estate in Uluwatu offers rare 360° panoramic views of the ocean and surrounding landscape.

Villas of Bali
Bali / Uluwatu

5 bedroom Balinese villa with extraordinary ocean view & extra land to develop !

Inventory
5 Beds
Bathrooms
5 Baths
Built Area
500 m²
Land Plot
3220 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — long-term rental yields 10.1% net return annually.

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The Investment

Brixfox Score63
GradeB
Brixfox Intelligence
63BStrong
Score Breakdown
ROI & Yield69%
Capital Growth66%
Risk Profile65%
Market Demand63%

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
+9.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$431K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.0%
$8,225/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
20.1 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$797/night
50% ($398)Brixfox estimate($797/night)200% ($1593)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Yearly income
$98,706
Airbnb data$797/night · 50% occupancy
Rental income
$797/night · 50% occ.
$145,978
Running costs (20%)
Utilities, cleaning, maintenance
-$29,196
Income tax (10%)
Indonesian rental income tax
-$14,598
Property tax
Annual property tax
-$3,478
Net income
5.0% ROI
$98,706

Long-Term Rental

Yearly income
$201,238
5 comps
Rental income
$29,492/mo
$283,119
Agency fee (10%)
Finder's fee per tenant
-$28,312
Vacancy (~8%)
1.5mo gap per tenancy
-$21,778
Income tax (10%)
Indonesian rental income tax
-$28,312
Property tax
Annual property tax
-$3,478
Net income
10.1% ROI
$201,238

Long-term rental earns more with lower risk and less effort.

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$1,987,654
BPHTB (freehold transfer tax)$99,383
Notary & registration$1,800
Legal / due diligence$19,877
Total acquisition costs$121,060
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$12,500
($0–$25,000)
Furnishing & STR launch
5bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$57,300
All-in investment$2,178,514

Gross yield (asking)

7.3%

True gross yield (all-in)

6.7%

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

Freehold — 4%/yr appreciation in Bali.

$12.8M$9.6M$6.4M$3.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $2.0M
Capital appreciation
Property value growing at +4%/yr based on Bali market trends.
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 16: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.4M
+22%
Rental Income
+$524K
Total Position
$2.9M
+48%
8.2%/yr
Year 10
Capital Value
$2.9M
+48%
Rental Income
+$1.1M
Total Position
$4.1M
+105%
7.4%/yr
Year 20
Capital Value
$4.4M
+119%
Rental Income
+$2.7M
Total Position
$7.0M
+253%
6.5%/yr
Year 30
Capital Value
$6.4M
+224%
Rental Income
+$4.7M
Total Position
$11.1M
+461%
5.9%/yr

Location

Bali

Uluwatu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Average
5.0% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Strong
$797 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
3220 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Prime location in Uluwatu — high tourist traffic
Premium nightly rate of $797 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Yield of 5.0% is near the market average — model your cashflow carefully
Occupancy at 50% — factor in seasonal gaps

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.
2.9%
$4,833/mo
40% occ.
3.9%
$6,529/mo
50% occ.
5.0%
$8,225/mo
current
60% occ.
6.0%
$9,922/mo

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.