Sophisticated 4-Bedroom Villa with Infinity Pool in Singakerta, Ubud

Sophisticated 4-Bedroom Villa with Infinity Pool in Singakerta, Ubud

Bali, Bali

$611k

Price

9.4%

ROI

4

Bedrooms

43%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 1100 m²
Build: 208 m²
Est. Revenue: $67k/yr
Avg Nightly Rate: $428

Investment Analysis

Discover luxurious living in the serene Singakerta area of Ubud with this stunning 4-bedroom villa. Designed for those who appreciate the finer things in life, this property provides a perfect blend of elegance and tranquility, situated amidst lush landscapes and breathtaking rice field views.

Villas of Bali
Bali / Ubud

Sophisticated 4-Bedroom Villa with Infinity Pool in Singakerta, Ubud

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
208 m²
Land Plot
1100 m²
Tenure
Lease 26yr
Yield Curve Status

Grade B investment — long-term rental yields 9.6% net return annually.

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The Investment

Brixfox Score65
GradeB
Brixfox Intelligence
65BStrong
Score Breakdown
ROI & Yield72%
Capital Growth68%
Risk Profile67%
Market Demand65%

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
+7.2%
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
7.5%
$3,844/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
18 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
13.2 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$428/night
50% ($214)Brixfox estimate($428/night)200% ($856)
Occupancy
43%
10%Brixfox estimate(43%)100%

Short-Term Rental

Yearly income
$46,124
Airbnb data$428/night · 43% occupancy
Rental income
$428/night · 43% occ.
$67,420
Running costs (20%)
Utilities, cleaning, maintenance
-$13,484
Income tax (10%)
Indonesian rental income tax
-$6,742
Property tax
Annual property tax
-$1,069
Net income
7.5% ROI
$46,124

Long-Term Rental

Yearly income
$58,519
10 comps
Rental income
$8,584/mo
$82,409
Agency fee (10%)
Finder's fee per tenant
-$8,241
Vacancy (~8%)
1.5mo gap per tenancy
-$6,339
Income tax (10%)
Indonesian rental income tax
-$8,241
Property tax
Annual property tax
-$1,069
Net income
9.6% ROI
$58,519

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$611,111
BPHTB (freehold transfer tax)$30,556
Notary & registration$1,800
Legal / due diligence$6,111
Total acquisition costs$38,467
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$5,200
($0–$10,400)
Furnishing & STR launch
4bd × $12,000 base + appliances, electronics, outdoor, licence, photography, linens.		$82,600
All-in investment$737,378

Gross yield (asking)

11.0%

True gross yield (all-in)

9.1%

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.

$2.0M$1.5M$1.0M$511K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $611KPeak Capital Value: Yr 1 ($616K)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 12: 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
$601K
-2%
21 years remaining
Rental Income
+$245K
Total Position
$846K
+38%
6.7%/yr
Year 10
Capital Value
$455K
-26%
16 years remaining
Rental Income
+$529K
Total Position
$984K
+61%
4.9%/yr
Year 15
Capital Value
$259K
-58%
11 years remaining
Rental Income
+$858K
Total Position
$1.1M
+83%
4.1%/yr
Year 20
Capital Value
$96K
-84%
6 years remaining
Rental Income
+$1.2M
Total Position
$1.3M
+119%
4.0%/yr

Location

Bali

Ubud, Approximate area

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Villa Scorecard

Location
Good
Popular area with steady demand
Rental Yield
Good
7.5% annual return
Occupancy
Weak
43% average occupancy
Nightly Rate
Strong
$428 per night
Visual Appeal
Strong
10/10 instagrammability
Size & Space
Strong
1100 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
26 years remaining on lease

Top Highlights

Premium nightly rate of $428 — positioned in the top tier
Stunning visuals with 10/10 instagrammability — commands premium nightly rates
Generous 1100 m² land — room for expansion or amenities

Watch Out

Occupancy at 43% — 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.
5.2%
$2,645/mo
40% occ.
7.0%
$3,556/mo
43% occ.
7.5%
$3,844/mo
current
53% occ.
9.3%
$4,755/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.