Luxury 4 bedrooms villa with greenzone farm view

Luxury 4 bedrooms villa with greenzone farm view

Bali, Bali

$772k

Price

6.8%

ROI

4

Bedrooms

68%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 420 m²
Build: 250 m²
Est. Revenue: $77k/yr
Avg Nightly Rate: $310

Investment Analysis

This 4-bedroom villa is offered on a 25-year leasehold and is located in a quiet, green area of Ubud, featuring beautiful rice field and sunset views.

Villas of Bali
Bali / Ubud

Luxury 4 bedrooms villa with greenzone farm view

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
250 m²
Land Plot
420 m²
Tenure
Lease 25yr
Yield Curve Status

Grade C+ investment — short-term rental yields 6.8% net return annually.

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The Investment

Brixfox Score54
GradeC+
Brixfox Intelligence
54C+Moderate
Score Breakdown
ROI & Yield59%
Capital Growth57%
Risk Profile56%
Market Demand54%

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
+6.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.7%
-$26K in 5yr (-3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.8%
$4,372/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
21 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
14.7 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$310/night
50% ($155)Brixfox estimate($310/night)200% ($619)
Occupancy
68%
10%Brixfox estimate(68%)100%

Short-Term Rental

Yearly income
$52,461
Airbnb data$310/night · 68% occupancy
Rental income
$310/night · 68% occ.
$76,873
Running costs (20%)
Utilities, cleaning, maintenance
-$15,375
Income tax (10%)
Indonesian rental income tax
-$7,687
Property tax
Annual property tax
-$1,350
Net income
6.8% ROI
$52,461

Long-Term Rental

Yearly income
$34,740
9 comps
Rental income
$5,199/mo
$49,912
Agency fee (10%)
Finder's fee per tenant
-$4,991
Vacancy (~8%)
1.5mo gap per tenancy
-$3,839
Income tax (10%)
Indonesian rental income tax
-$4,991
Property tax
Annual property tax
-$1,350
Net income
4.5% ROI
$34,740

Short-term rental earns 1.5x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 25 years remaining.

$2.2M$1.6M$1.1M$550K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $772KPeak 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 13: 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
$745K
-3%
20 years remaining
Rental Income
+$279K
Total Position
$1.0M
+33%
5.8%/yr
Year 10
Capital Value
$518K
-33%
15 years remaining
Rental Income
+$601K
Total Position
$1.1M
+45%
3.8%/yr
Year 15
Capital Value
$267K
-65%
10 years remaining
Rental Income
+$976K
Total Position
$1.2M
+61%
3.2%/yr
Year 20
Capital Value
$77K
-90%
5 years remaining
Rental Income
+$1.4M
Total Position
$1.5M
+93%
3.3%/yr

Location

Bali

Ubud, Approximate area

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Villa Scorecard

Location
Good
Popular area with steady demand
Rental Yield
Good
6.8% annual return
Occupancy
Good
68% average occupancy
Nightly Rate
Strong
$310 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Good
420 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
25 years remaining on lease

Top Highlights

Premium nightly rate of $310 — 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.
4.7%
$3,054/mo
58% occ.
5.8%
$3,713/mo
68% occ.
6.8%
$4,372/mo
current
78% occ.
7.8%
$5,031/mo

Lease Timeline

25 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.