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

18.3%

ROI

6

Bedrooms

68%

Occupancy

6 Bathrooms
Ownership: leasehold
Land: 1507 m²
Build: 400 m²
Est. Revenue: $167k/yr
Avg Nightly Rate: $678

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 18.8% net return annually.

Go to Source via Villas of Bali

The Investment

Brixfox Score49
GradeC+
Brixfox Intelligence
49C+Moderate
Score Breakdown
ROI & Yield54%
Capital Growth51%
Risk Profile52%
Market Demand49%

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
+19.4%
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
18.8%
$9,671/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
5 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
5.3 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$678/night
50% ($339)Brixfox estimate($678/night)200% ($1356)
Occupancy
68%
10%Brixfox estimate(68%)100%

Short-Term Rental

Yearly income
$116,050
Airbnb data$678/night · 68% occupancy
Rental income
$678/night · 68% occ.
$167,329
Running costs (20%)
Utilities, cleaning, maintenance
-$33,466
Income tax (10%)
Indonesian rental income tax
-$16,733
Property tax
Annual property tax
-$1,080
Net income
18.8% ROI
$116,050

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 3.2x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 29 years remaining.

$6.0M$4.5M$3.0M$1.5M$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 6: 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
+$616K
Total Position
$1.3M
+103%
15.2%/yr
Year 10
Capital Value
$584K
-5%
19 years remaining
Rental Income
+$1.3M
Total Position
$1.9M
+210%
12.0%/yr
Year 15
Capital Value
$393K
-36%
14 years remaining
Rental Income
+$2.2M
Total Position
$2.6M
+313%
9.9%/yr
Year 20
Capital Value
$193K
-69%
9 years remaining
Rental Income
+$3.1M
Total Position
$3.3M
+436%
8.8%/yr

Location

Bali

Ubud, Approximate area

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Villa Scorecard

Location
Good
Popular area with steady demand
Rental Yield
Strong
18.8% annual return
Occupancy
Good
68% average occupancy
Nightly Rate
Strong
$678 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 18.8% — outperforms most Bali villas
Premium nightly rate of $678 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

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

48% occ.
13.2%
$6,784/mo
58% occ.
16.0%
$8,227/mo
68% occ.
18.8%
$9,671/mo
current
78% occ.
21.6%
$11,114/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.