2 Bedroom Off-Plan Villa in Ungasan, Bali

2 Bedroom Off-Plan Villa in Ungasan, Bali

Bali, Bali

$265k

Price

4.9%

ROI

2

Bedrooms

49%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 100 m²
Build: 140 m²
Est. Revenue: $22k/yr
Avg Nightly Rate: $123

Investment Analysis

This 2 bedroom off plan villa is located in Ungasan, set on 100 sqm of land within a gated community near Melasti Beach. Designed with contemporary Mediterranean architecture and rooftop ocean views, the property offers private pool, premium finishes, and professional rental management.

Villas of Bali
Bali / Ungasan

2 Bedroom Off-Plan Villa in Ungasan, Bali

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
140 m²
Land Plot
100 m²
Tenure
Lease 31yr
Yield Curve Status

Grade C investment — long-term rental yields 5.7% net return annually.

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The Investment

Brixfox Score38
GradeC
Brixfox Intelligence
38CModerate
Score Breakdown
ROI & Yield42%
Capital Growth40%
Risk Profile41%
Market Demand38%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+7.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+1.3%
+$18K in 5yr (+7%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.6%
$1,246/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
22 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
17.7 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$123/night
50% ($62)Brixfox estimate($123/night)200% ($246)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Yearly income
$14,958
Airbnb data$123/night · 49% occupancy
Rental income
$123/night · 49% occ.
$22,032
Running costs (20%)
Utilities, cleaning, maintenance
-$4,406
Income tax (10%)
Indonesian rental income tax
-$2,203
Property tax
Annual property tax
-$465
Net income
5.6% ROI
$14,958

Long-Term Rental

Yearly income
$15,213
7 comps
Rental income
$2,258/mo
$21,681
Agency fee (10%)
Finder's fee per tenant
-$2,168
Vacancy (~8%)
1.5mo gap per tenancy
-$1,668
Income tax (10%)
Indonesian rental income tax
-$2,168
Property tax
Annual property tax
-$465
Net income
5.7% ROI
$15,213

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$265,432
BPHTB (freehold transfer tax)$13,272
Notary & registration$1,800
Legal / due diligence$2,654
Total acquisition costs$17,726
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$3,500
($0–$7,000)
Furnishing & STR launch
2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$33,500
All-in investment$320,158

Gross yield (asking)

8.3%

True gross yield (all-in)

6.9%

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 31 years remaining.

$860K$645K$430K$215K$0Yr 0Yr 10Yr 20Yr 30Purchase PriceIlliquid zoneUnsellableToday: $265KPeak Capital Value: Yr 6 ($285K)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 15: 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
$283K
+7%
26 years remaining
Rental Income
+$79K
Total Position
$363K
+37%
6.4%/yr
Year 10
Capital Value
$278K
+5%
21 years remaining
Rental Income
+$171K
Total Position
$450K
+69%
5.4%/yr
Year 15
Capital Value
$211K
-21%
16 years remaining
Rental Income
+$278K
Total Position
$489K
+84%
4.2%/yr
Year 20
Capital Value
$120K
-55%
11 years remaining
Rental Income
+$402K
Total Position
$522K
+97%
3.4%/yr

Location

Bali

Ungasan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.6% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Good
$123 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
100 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
31 years remaining on lease

Top Highlights

Stunning visuals with 8/10 instagrammability — commands premium nightly rates
31+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 49% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
3.4%
$747/mo
40% occ.
4.6%
$1,009/mo
49% occ.
5.6%
$1,246/mo
current
59% occ.
6.8%
$1,508/mo

Lease Timeline

31 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.