Top Ocean View Villa Of Uluwatu

Top Ocean View Villa Of Uluwatu

Bali, Bali

$2.1M

Price

3.1%

ROI

5

Bedrooms

53%

Occupancy

5 Bathrooms
Ownership: freehold
Land: 663 m²
Build: 399 m²
Est. Revenue: $169k/yr
Avg Nightly Rate: $872

Investment Analysis

This 5 bedroom freehold villa is located in the Uluwatu area on 663 sqm of land with 399 sqm of building size. Offering ocean views toward Uluwatu Temple, the property features premium lifestyle facilities including cinema, gym, sauna, ice bath, and elevator. Ideal for luxury residence or high end rental investment in a prime coastal location.

Villas of Bali
Bali / Uluwatu

Top Ocean View Villa Of Uluwatu

Inventory
5 Beds
Bathrooms
5 Baths
Built Area
399 m²
Land Plot
663 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 5.5% net return annually.

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The Investment

Brixfox Score59
GradeB
Brixfox Intelligence
59BStrong
Score Breakdown
ROI & Yield65%
Capital Growth62%
Risk Profile61%
Market Demand59%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+9.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$455K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.5%
$9,541/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
18.3 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$872/night
50% ($436)Brixfox estimate($872/night)200% ($1744)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Yearly income
$114,488
Airbnb data$872/night · 53% occupancy
Rental income
$872/night · 53% occ.
$168,801
Running costs (20%)
Utilities, cleaning, maintenance
-$33,760
Income tax (10%)
Indonesian rental income tax
-$16,880
Property tax
Annual property tax
-$3,673
Net income
5.5% ROI
$114,488

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

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$2,098,765
BPHTB (freehold transfer tax)$104,938
Notary & registration$1,800
Legal / due diligence$20,988
Total acquisition costs$127,726
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$9,975
($0–$19,950)
Furnishing & STR launch
5bd × $12,000 base + appliances, electronics, outdoor, licence, photography, linens.		$95,300
All-in investment$2,331,766

Gross yield (asking)

8.0%

True gross yield (all-in)

7.2%

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

Freehold — 4%/yr appreciation in Bali.

$14.1M$10.6M$7.0M$3.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $2.1M
Capital appreciation
Property value growing at +4%/yr based on Bali market trends.
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: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.6M
+22%
Rental Income
+$608K
Total Position
$3.2M
+51%
8.5%/yr
Year 10
Capital Value
$3.1M
+48%
Rental Income
+$1.3M
Total Position
$4.4M
+111%
7.7%/yr
Year 20
Capital Value
$4.6M
+119%
Rental Income
+$3.1M
Total Position
$7.7M
+266%
6.7%/yr
Year 30
Capital Value
$6.8M
+224%
Rental Income
+$5.4M
Total Position
$12.3M
+484%
6.1%/yr

Location

Bali

Uluwatu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Good
5.5% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Strong
$872 per night
Visual Appeal
Strong
10/10 instagrammability
Size & Space
Strong
663 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Prime location in Uluwatu — high tourist traffic
Premium nightly rate of $872 — positioned in the top tier
Stunning visuals with 10/10 instagrammability — commands premium nightly rates

Watch Out

Occupancy at 53% — 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

33% occ.
3.3%
$5,828/mo
43% occ.
4.4%
$7,685/mo
53% occ.
5.5%
$9,541/mo
current
63% occ.
6.5%
$11,397/mo

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.