6-Bedroom Luxury Villa with Panoramic Rice Field & Jungle Views in Pejeng, Ubud

6-Bedroom Luxury Villa with Panoramic Rice Field & Jungle Views in Pejeng, Ubud

Bali, Bali

$617k

Price

12.3%

ROI

6

Bedrooms

50%

Occupancy

6 Bathrooms
Ownership: leasehold
Land: 1507 m²
Build: 400 m²
Est. Revenue: $127k/yr
Avg Nightly Rate: $694

Investment Analysis

This fully furnished 6-bedroom villa in the Ubud area offers a large single-storey layout, panoramic rice field and jungle views, and strong privacy across a 1,507 sqm land plot.

Villas of Bali
Bali / Ubud

6-Bedroom Luxury Villa with Panoramic Rice Field & Jungle Views in Pejeng, Ubud

Inventory
6 Beds
Bathrooms
6 Baths
Built Area
400 m²
Land Plot
1507 m²
Tenure
Lease 29yr
Yield Curve Status

Grade C+ investment — short-term rental yields 14.2% net return annually.

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The Investment

Brixfox Score47
GradeC+
Brixfox Intelligence
47C+Moderate
Score Breakdown
ROI & Yield52%
Capital Growth49%
Risk Profile50%
Market Demand47%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+14.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.6%
+$18K in 5yr (+3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
14.2%
$7,311/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
7.0 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$694/night
50% ($347)Brixfox estimate($694/night)200% ($1388)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Yearly income
$87,729
Airbnb data$694/night · 50% occupancy
Rental income
$694/night · 50% occ.
$126,871
Running costs (20%)
Utilities, cleaning, maintenance
-$25,374
Income tax (10%)
Indonesian rental income tax
-$12,687
Property tax
Annual property tax
-$1,080
Net income
14.2% ROI
$87,729

Long-Term Rental

Yearly income
$35,826
4 comps
Rental income
$5,317/mo
$51,040
Agency fee (10%)
Finder's fee per tenant
-$5,104
Vacancy (~8%)
1.5mo gap per tenancy
-$3,926
Income tax (10%)
Indonesian rental income tax
-$5,104
Property tax
Annual property tax
-$1,080
Net income
5.8% ROI
$35,826

Short-term rental earns 2.4x more but requires active management.

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$617,284
BPHTB (freehold transfer tax)$30,864
Notary & registration$1,800
Legal / due diligence$6,173
Total acquisition costs$38,837
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$10,000
($0–$20,000)
Furnishing & STR launch
6bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$64,500
All-in investment$730,621

Gross yield (asking)

20.6%

True gross yield (all-in)

17.4%

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 29 years remaining.

$4.6M$3.4M$2.3M$1.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $617KPeak Capital Value: Yr 4 ($638K)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 7: 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
$635K
+3%
24 years remaining
Rental Income
+$466K
Total Position
$1.1M
+78%
12.3%/yr
Year 10
Capital Value
$584K
-5%
19 years remaining
Rental Income
+$1.0M
Total Position
$1.6M
+158%
9.9%/yr
Year 15
Capital Value
$393K
-36%
14 years remaining
Rental Income
+$1.6M
Total Position
$2.0M
+228%
8.2%/yr
Year 20
Capital Value
$193K
-69%
9 years remaining
Rental Income
+$2.4M
Total Position
$2.6M
+313%
7.4%/yr

Location

Bali

Ubud, Approximate area

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Villa Scorecard

Location
Good
Popular area with steady demand
Rental Yield
Strong
14.2% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Strong
$694 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
1507 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
29 years remaining on lease

Top Highlights

High rental yield at 14.2% — outperforms most villas in this market
Premium nightly rate of $694 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Occupancy at 50% — 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.
8.5%
$4,355/mo
40% occ.
11.3%
$5,833/mo
50% occ.
14.2%
$7,311/mo
current
60% occ.
17.1%
$8,789/mo

Lease Timeline

29 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.