Luxury 4BR Hilltop Villa with the Largest Private Pool in Ubud | Amazing View

Luxury 4BR Hilltop Villa with the Largest Private Pool in Ubud | Amazing View

Bali, Bali

$1.2M

Price

6.2%

ROI

4

Bedrooms

66%

Occupancy

5 Bathrooms
Ownership: leasehold
Land: 1628 m²
Build: 730 m²
Est. Revenue: $114k/yr
Avg Nightly Rate: $473

Investment Analysis

This four-bedroom leasehold villa in Ubud is set on 1,628 sqm of land with expansive jungle views and a total built area of approximately 730 sqm.

Villas of Bali
Bali / Ubud

Luxury 4BR Hilltop Villa with the Largest Private Pool in Ubud | Amazing View

Inventory
4 Beds
Bathrooms
5 Baths
Built Area
730 m²
Land Plot
1628 m²
Tenure
Lease 24yr
Yield Curve Status

Grade B investment — long-term rental yields 8.2% net return annually.

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The Investment

Brixfox Score55
GradeB
Brixfox Intelligence
55BStrong
Score Breakdown
ROI & Yield61%
Capital Growth58%
Risk Profile57%
Market Demand55%

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
+4.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-1.6%
-$99K in 5yr (-8%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.3%
$6,446/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
23 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
16.0 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$473/night
50% ($236)Brixfox estimate($473/night)200% ($946)
Occupancy
66%
10%Brixfox estimate(66%)100%

Short-Term Rental

Yearly income
$77,349
Airbnb data$473/night · 66% occupancy
Rental income
$473/night · 66% occ.
$113,584
Running costs (20%)
Utilities, cleaning, maintenance
-$22,717
Income tax (10%)
Indonesian rental income tax
-$11,358
Property tax
Annual property tax
-$2,160
Net income
6.3% ROI
$77,349

Long-Term Rental

Yearly income
$101,045
9 comps
Rental income
$14,868/mo
$142,730
Agency fee (10%)
Finder's fee per tenant
-$14,273
Vacancy (~8%)
1.5mo gap per tenancy
-$10,979
Income tax (10%)
Indonesian rental income tax
-$14,273
Property tax
Annual property tax
-$2,160
Net income
8.2% ROI
$101,045

Long-term rental earns more with lower risk and less effort.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 24 years remaining.

$3.1M$2.3M$1.5M$766K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $1.2MPeak Capital Value: NowPaid 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 14: 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
$1.1M
-8%
19 years remaining
Rental Income
+$411K
Total Position
$1.5M
+25%
4.6%/yr
Year 10
Capital Value
$763K
-38%
14 years remaining
Rental Income
+$887K
Total Position
$1.6M
+34%
2.9%/yr
Year 15
Capital Value
$376K
-70%
9 years remaining
Rental Income
+$1.4M
Total Position
$1.8M
+47%
2.6%/yr
Year 20
Capital Value
$103K
-92%
4 years remaining
Rental Income
+$2.1M
Total Position
$2.2M
+77%
2.9%/yr

Location

Bali

Ubud, Approximate area

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Villa Scorecard

Location
Good
Popular area with steady demand
Rental Yield
Good
6.3% annual return
Occupancy
Good
66% average occupancy
Nightly Rate
Strong
$473 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
1628 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
24 years remaining on lease

Top Highlights

Premium nightly rate of $473 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 1628 m² land — room for expansion or amenities

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

46% occ.
4.3%
$4,432/mo
56% occ.
5.3%
$5,439/mo
66% occ.
6.3%
$6,446/mo
current
76% occ.
7.2%
$7,452/mo

Lease Timeline

24 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 9 years while the property is still easy to sell.

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.