2 bedrooms villa in Uluwatu

2 bedrooms villa in Uluwatu

Bali, Bali

$259k

Price

5.0%

ROI

2

Bedrooms

48%

Occupancy

2 Bathrooms
Ownership: freehold
Land: 200 m²
Build: 140 m²
Est. Revenue: $24k/yr
Avg Nightly Rate: $134

Investment Analysis

A cozy and well-designed two-bedroom villa located in a peaceful area of Ungasan, offering both comfort and convenience.

Villas of Bali
Bali / Ungasan

2 bedrooms villa in Uluwatu

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
140 m²
Land Plot
200 m²
Tenure
Freehold
Yield Curve Status

Grade C+ investment — long-term rental yields 10.7% net return annually.

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The Investment

Brixfox Score48
GradeC+
Brixfox Intelligence
48C+Moderate
Score Breakdown
ROI & Yield53%
Capital Growth50%
Risk Profile51%
Market Demand48%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+10.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$56K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.2%
$1,338/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
16.1 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$134/night
50% ($67)Brixfox estimate($134/night)200% ($268)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$16,055
Airbnb data$134/night · 48% occupancy
Rental income
$134/night · 48% occ.
$23,584
Running costs (20%)
Utilities, cleaning, maintenance
-$4,717
Income tax (10%)
Indonesian rental income tax
-$2,358
Property tax
Annual property tax
-$454
Net income
6.2% ROI
$16,055

Long-Term Rental

Yearly income
$27,668
7 comps
Rental income
$4,051/mo
$38,892
Agency fee (10%)
Finder's fee per tenant
-$3,889
Vacancy (~8%)
1.5mo gap per tenancy
-$2,992
Income tax (10%)
Indonesian rental income tax
-$3,889
Property tax
Annual property tax
-$454
Net income
10.7% ROI
$27,668

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

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$259,259
BPHTB (freehold transfer tax)$12,963
Notary & registration$1,800
Legal / due diligence$2,593
Total acquisition costs$17,356
Renovation (~$130/m², from finish level)
Estimated from finish level — mid-range usually needs light refresh.		$18,200
($11,200–$25,200)
Furnishing & STR launch
2bd × $3,500 base + appliances, electronics, outdoor, licence, photography, linens.		$22,300
All-in investment$317,115

Gross yield (asking)

9.1%

True gross yield (all-in)

7.4%

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.

$1.8M$1.4M$923K$461K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $259K
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 14: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$315K
+22%
Rental Income
+$85K
Total Position
$401K
+55%
9.1%/yr
Year 10
Capital Value
$384K
+48%
Rental Income
+$184K
Total Position
$568K
+119%
8.2%/yr
Year 20
Capital Value
$568K
+119%
Rental Income
+$431K
Total Position
$999K
+286%
7.0%/yr
Year 30
Capital Value
$841K
+224%
Rental Income
+$764K
Total Position
$1.6M
+519%
6.3%/yr

Location

Bali

Ungasan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.2% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Good
$134 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Average
200 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 48% — 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

30% occ.
3.8%
$817/mo
40% occ.
5.1%
$1,101/mo
48% occ.
6.2%
$1,338/mo
current
58% occ.
7.5%
$1,623/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.