Best Option Villa in Uluwatu area

Best Option Villa in Uluwatu area

Bali, Bali

$698k

Price

6.9%

ROI

3

Bedrooms

50%

Occupancy

Ownership: freehold
Land: 207 m²
Build: 256 m²
Est. Revenue: $77k/yr
Avg Nightly Rate: $426

Investment Analysis

This modern villa is located in the prestigious Uluwatu area close to the famous Bingin area, offering a unique opportunity to own property in one of Bali’s most desirable neighborhoods. Combining minimalist architecture, premium finishes, and panoramic views of the ocean, hills, and volcanoes, the property is designed for those seeking both lifestyle comfort and long-term investment value.

Villas of Bali
Bali / Uluwatu

Best Option Villa in Uluwatu area

Inventory
3 Beds
Bathrooms
0 Baths
Built Area
256 m²
Land Plot
207 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 7.6% net return annually.

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The Investment

Brixfox Score56
GradeB
Brixfox Intelligence
56BStrong
Score Breakdown
ROI & Yield62%
Capital Growth59%
Risk Profile58%
Market Demand56%

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
+11.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$151K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.6%
$4,394/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
13.2 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$426/night
50% ($213)Brixfox estimate($426/night)200% ($852)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Yearly income
$52,728
Airbnb data$426/night · 50% occupancy
Rental income
$426/night · 50% occ.
$77,070
Running costs (20%)
Utilities, cleaning, maintenance
-$15,414
Income tax (10%)
Indonesian rental income tax
-$7,707
Property tax
Annual property tax
-$1,221
Net income
7.6% ROI
$52,728

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

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$697,531
BPHTB (freehold transfer tax)$34,877
Notary & registration$1,800
Legal / due diligence$6,975
Total acquisition costs$43,652
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$6,400
($0–$12,800)
Furnishing & STR launch
3bd × $12,000 base + appliances, electronics, outdoor, licence, photography, linens.		$69,900
All-in investment$817,483

Gross yield (asking)

11.0%

True gross yield (all-in)

9.4%

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.

$5.5M$4.1M$2.7M$1.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $698K
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 12: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$849K
+22%
Rental Income
+$280K
Total Position
$1.1M
+62%
10.1%/yr
Year 10
Capital Value
$1.0M
+48%
Rental Income
+$604K
Total Position
$1.6M
+135%
8.9%/yr
Year 20
Capital Value
$1.5M
+119%
Rental Income
+$1.4M
Total Position
$2.9M
+322%
7.5%/yr
Year 30
Capital Value
$2.3M
+224%
Rental Income
+$2.5M
Total Position
$4.8M
+584%
6.6%/yr

Location

Bali

Uluwatu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Good
7.6% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Strong
$426 per night
Visual Appeal
Strong
10/10 instagrammability
Size & Space
Average
207 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 $426 — positioned in the top tier
Stunning visuals with 10/10 instagrammability — commands premium nightly rates

Watch Out

Occupancy at 50% — factor in seasonal gaps
Compact plot at 207 m² — limited expansion potential

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

30% occ.
4.5%
$2,620/mo
40% occ.
6.1%
$3,527/mo
50% occ.
7.6%
$4,394/mo
current
60% occ.
9.1%
$5,301/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.