Tranquil 3 Bedroom Villa in Ubud Jungle & Rice-Field Views

Tranquil 3 Bedroom Villa in Ubud Jungle & Rice-Field Views

Bali, Bali

$556k

Price

5.8%

ROI

3

Bedrooms

47%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 800 m²
Build: 350 m²
Est. Revenue: $52k/yr
Avg Nightly Rate: $302

Investment Analysis

A quiet retreat tucked between jungle and rice fields in Singakerta, Ubud. Accessed via a private lane for true seclusion, yet ~7–10 minutes by motorbike (10–12 minutes by car) from central Ubud and ~40 minutes from Canggu. Calming natural textures and generous ceiling heights create a restorative home base for living, working, and gathering.

Villas of Bali
Bali / Singakerta

Tranquil 3 Bedroom Villa in Ubud Jungle & Rice-Field Views

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
350 m²
Land Plot
800 m²
Tenure
Lease 14yr
Yield Curve Status

Grade C+ investment — long-term rental yields 9.2% net return annually.

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The Investment

Brixfox Score45
GradeC+
Brixfox Intelligence
45C+Moderate
Score Breakdown
ROI & Yield50%
Capital Growth47%
Risk Profile48%
Market Demand45%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
-3.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-10.1%
-$282K in 5yr (-51%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.3%
$2,929/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
15.8 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$302/night
50% ($151)Brixfox estimate($302/night)200% ($604)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Yearly income
$35,146
Airbnb data$302/night · 47% occupancy
Rental income
$302/night · 47% occ.
$51,598
Running costs (20%)
Utilities, cleaning, maintenance
-$10,320
Income tax (10%)
Indonesian rental income tax
-$5,160
Property tax
Annual property tax
-$972
Net income
6.3% ROI
$35,146

Long-Term Rental

Yearly income
$51,013
20 comps
Rental income
$7,489/mo
$71,894
Agency fee (10%)
Finder's fee per tenant
-$7,189
Vacancy (~8%)
1.5mo gap per tenancy
-$5,530
Income tax (10%)
Indonesian rental income tax
-$7,189
Property tax
Annual property tax
-$972
Net income
9.2% ROI
$51,013

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$555,556
BPHTB (freehold transfer tax)$27,778
Notary & registration$1,800
Legal / due diligence$5,556
Total acquisition costs$35,134
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$8,750
($0–$17,500)
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$42,900
All-in investment$642,340

Gross yield (asking)

9.3%

True gross yield (all-in)

8.0%

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

Leasehold with 14 years remaining.

$691K$518K$345K$173K$0Yr 0Yr 5Yr 10Purchase PriceIlliquid zoneUnsellableToday: $556KPeak Capital Value: Now
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
$274K
-51%
9 years remaining
Rental Income
+$187K
Total Position
$460K
-17%
-3.7%/yr
Year 10
Capital Value
$75K
-87%
4 years remaining
Rental Income
+$403K
Total Position
$478K
-14%
-1.5%/yr
Leasehold Alert
Only 14 years remaining — very difficult to resell. The best strategy is to maximise rental income and factor lease renewal (~$50–150K) into your ROI.

Location

Bali

Singakerta, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.3% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Strong
$302 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
800 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Average
14 years remaining on lease

Top Highlights

Premium nightly rate of $302 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 800 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 47% — 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.
4.0%
$1,848/mo
40% occ.
5.4%
$2,492/mo
47% occ.
6.3%
$2,929/mo
current
57% occ.
7.7%
$3,572/mo

Lease Timeline

14 years remaining
Illiquid Zone

Only 14 years left — very difficult to resell. Consider maximizing rental income or negotiating a lease extension (~$50-150K).

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.