Top Ocean View Villa Of Uluwatu

Top Ocean View Villa Of Uluwatu

Bali, Bali

$2.1M

Price

2.6%

ROI

5

Bedrooms

57%

Occupancy

5 Bathrooms
Ownership: freehold
Land: 663 m²
Build: 399 m²
Est. Revenue: $81k/yr
Avg Nightly Rate: $388

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 C investment — short-term rental yields 2.5% net return annually.

Go to Source via Villas of Bali

The Investment

Brixfox Score0
Grade—
Brixfox Intelligence
0—Weak
Score Breakdown
ROI & Yield0%
Capital Growth0%
Risk Profile5%
Market Demand0%

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
+6.9%
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
2.5%
$4,432/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
13 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
39.5 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$388/night
50% ($194)Brixfox estimate($388/night)200% ($776)
Occupancy
57%
10%Brixfox estimate(57%)100%

Short-Term Rental

Yearly income
$53,178
Airbnb data$388/night · 57% occupancy
Rental income
$388/night · 57% occ.
$81,216
Running costs (20%)
Utilities, cleaning, maintenance
-$16,243
Income tax (10%)
Indonesian rental income tax
-$8,122
Property tax
Annual property tax
-$3,673
Net income
2.5% ROI
$53,178

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Bali.

$10.7M$8.1M$5.4M$2.7M$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 27: rental income alone has repaid the full purchase price.
2x return
Year 13: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.6M
+22%
Rental Income
+$282K
Total Position
$2.8M
+35%
6.2%/yr
Year 10
Capital Value
$3.1M
+48%
Rental Income
+$610K
Total Position
$3.7M
+77%
5.9%/yr
Year 20
Capital Value
$4.6M
+119%
Rental Income
+$1.4M
Total Position
$6.0M
+187%
5.4%/yr
Year 30
Capital Value
$6.8M
+224%
Rental Income
+$2.5M
Total Position
$9.3M
+345%
5.1%/yr

Location

Bali

Uluwatu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Weak
2.5% annual return
Occupancy
Average
57% average occupancy
Nightly Rate
Strong
$388 per night
Visual Appeal
Average
Not yet analyzed
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 $388 — positioned in the top tier
Generous 663 m² land — room for expansion or amenities

Watch Out

Yield of 2.5% is below the market average — model your cashflow carefully
Occupancy at 57% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

37% occ.
1.6%
$2,751/mo
47% occ.
2.0%
$3,577/mo
57% occ.
2.5%
$4,403/mo
current
67% occ.
3.0%
$5,229/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.