Villas of Bali
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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 Score66
GradeB+
Brixfox Intelligence
66B+Strong
Score Breakdown
ROI & Yield73%
Capital Growth69%
Risk Profile68%
Market Demand66%
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
+11.1%
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
6.8%
$11,222/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
14.8 yr
Rental only
Income Breakdown
Adjust Forecast
Customize your projections
Nightly Rate (ADR)
$658/night
50% ($329)Brixfox estimate($658/night)200% ($1317)
Occupancy
82%
10%Brixfox estimate(82%)100%
Short-Term Rental
Yearly income
$134,669
Airbnb data$658/night · 82% occupancy
Rental income
$658/night · 82% occ.
$197,354
Running costs (20%)
Utilities, cleaning, maintenance
-$39,471
Income tax (10%)
Indonesian rental income tax
-$19,735
Property tax
Annual property tax
-$3,478
Net income
6.8% ROI
$134,669
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.
Growth & Exit Strategy
How your investment grows over time
Freehold — 4%/yr appreciation in Bali.
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 13: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.4M
+22%
Rental Income
+$715K
Total Position
$3.1M
+58%
9.5%/yr
Year 10
Capital Value
$2.9M
+48%
Rental Income
+$1.5M
Total Position
$4.5M
+126%
8.5%/yr
Year 20
Capital Value
$4.4M
+119%
Rental Income
+$3.6M
Total Position
$8.0M
+301%
7.2%/yr
Year 30
Capital Value
$6.4M
+224%
Rental Income
+$6.4M
Total Position
$12.9M
+547%
6.4%/yr
Location
Bali
Uluwatu, Approximate area
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Villa Scorecard
Location
Strong
Premium area with high rental demand
Rental Yield
Good
6.8% annual return
Occupancy
Strong
82% average occupancy
Nightly Rate
Strong
$658 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
Strong occupancy at 82% — consistent booking demand
Premium nightly rate of $658 — positioned in the top tier
Watch Out
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.
5.1%
$8,419/mo
72% occ.
5.9%
$9,821/mo
82% occ.
6.8%
$11,222/mo
current
92% occ.
7.6%
$12,624/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.