Stunning Three-Bedroom Villa Near Ubud Center | Exclusive Luxurious Retreat

Stunning Three-Bedroom Villa Near Ubud Center | Exclusive Luxurious Retreat

Bali, Bali

$741k

Price

4.3%

ROI

3

Bedrooms

42%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 349 m²
Build: 214 m²
Est. Revenue: $35k/yr
Avg Nightly Rate: $231

Investment Analysis

This off-plan 3-bedroom villa in the Ubud area offers private heated pool access, enclosed living, and jungle and canyon views in a quiet setting near central Ubud.

Villas of Bali
Bali / Ubud
Commercial Zone

Stunning Three-Bedroom Villa Near Ubud Center | Exclusive Luxurious Retreat

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
214 m²
Land Plot
349 m²
Tenure
Lease 30yr
Yield Curve Status

Grade C+ investment — long-term rental yields 3.4% net return annually.

Go to Source via Villas of Bali

The Investment

Brixfox Score48
GradeC+
Brixfox Intelligence
48C+Moderate
Score Breakdown
ROI & Yield53%
Capital Growth50%
Risk Profile51%
Market Demand48%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+4.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.9%
+$32K in 5yr (+4%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.2%
$1,945/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
29 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
31.7 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$231/night
50% ($115)Brixfox estimate($231/night)200% ($461)
Occupancy
42%
10%Brixfox estimate(42%)100%

Short-Term Rental

Yearly income
$23,342
Airbnb data$231/night · 42% occupancy
Rental income
$231/night · 42% occ.
$35,197
Running costs (20%)
Utilities, cleaning, maintenance
-$7,039
Income tax (10%)
Indonesian rental income tax
-$3,520
Property tax
Annual property tax
-$1,296
Net income
3.2% ROI
$23,342

Long-Term Rental

Yearly income
$25,220
17 comps
Rental income
$3,820/mo
$36,672
Agency fee (10%)
Finder's fee per tenant
-$3,667
Vacancy (~8%)
1.5mo gap per tenancy
-$2,821
Income tax (10%)
Indonesian rental income tax
-$3,667
Property tax
Annual property tax
-$1,296
Net income
3.4% ROI
$25,220

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$740,741
BPHTB (freehold transfer tax)$37,037
Notary & registration$1,800
Legal / due diligence$7,407
Total acquisition costs$46,244
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$5,350
($0–$10,700)
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$40,700
All-in investment$833,035

Gross yield (asking)

4.8%

True gross yield (all-in)

4.2%

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 30 years remaining.

$1.3M$958K$639K$319K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Purchase PriceIlliquid zoneUnsellableToday: $741KPeak Capital Value: Yr 5 ($773K)Paid back
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 23: 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 5Peak
Capital Value
$773K
+4%
25 years remaining
Rental Income
+$124K
Total Position
$897K
+21%
3.9%/yr
Year 10
Capital Value
$747K
+1%
20 years remaining
Rental Income
+$268K
Total Position
$1.0M
+37%
3.2%/yr
Year 15
Capital Value
$519K
-30%
15 years remaining
Rental Income
+$434K
Total Position
$953K
+29%
1.7%/yr
Year 20
Capital Value
$268K
-64%
10 years remaining
Rental Income
+$627K
Total Position
$895K
+21%
0.9%/yr

Location

Bali

Ubud, Approximate area

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Villa Scorecard

Location
Good
Popular area with steady demand
Rental Yield
Average
3.2% annual return
Occupancy
Weak
42% average occupancy
Nightly Rate
Strong
$231 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Good
349 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
30 years remaining on lease

Top Highlights

Premium nightly rate of $231 — positioned in the top tier
Commercial Zone verified — fully licensed for short-term rentals
30+ year lease — strong tenure runway

Watch Out

Yield of 3.2% is near the market average — model your cashflow carefully
Occupancy at 42% — 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.
2.2%
$1,365/mo
40% occ.
3.0%
$1,856/mo
42% occ.
3.2%
$1,945/mo
current
52% occ.
3.9%
$2,436/mo

Lease Timeline

30 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.