Contemporary New Development Villa close to Bingin – Uluwatu

Contemporary New Development Villa close to Bingin – Uluwatu

Bali, Bali

$716k

Price

6.3%

ROI

3

Bedrooms

49%

Occupancy

Ownership: freehold
Land: 220 m²
Build: 220 m²
Est. Revenue: $72k/yr
Avg Nightly Rate: $404

Investment Analysis

Located in Uluwatu in the sought-after close to Bingin area, this project offers a rare opportunity to own a freehold villa in one of Bali’s most desirable neighborhoods. Designed with minimalist architecture, premium finishes, and panoramic views of the ocean, hills, and volcanoes, the property blends comfort, elegance, and investment potential.

Villas of Bali
Bali / Uluwatu

Contemporary New Development Villa close to Bingin – Uluwatu

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

Grade B investment — short-term rental yields 6.9% 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%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+11.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$155K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.9%
$4,118/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
14.5 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$404/night
50% ($202)Brixfox estimate($404/night)200% ($808)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Yearly income
$49,415
Airbnb data$404/night · 49% occupancy
Rental income
$404/night · 49% occ.
$72,383
Running costs (20%)
Utilities, cleaning, maintenance
-$14,477
Income tax (10%)
Indonesian rental income tax
-$7,238
Property tax
Annual property tax
-$1,253
Net income
6.9% ROI
$49,415

Long-Term Rental

Yearly income
$43,343
7 comps
Rental income
$6,425/mo
$61,676
Agency fee (10%)
Finder's fee per tenant
-$6,168
Vacancy (~8%)
1.5mo gap per tenancy
-$4,744
Income tax (10%)
Indonesian rental income tax
-$6,168
Property tax
Annual property tax
-$1,253
Net income
6.1% ROI
$43,343

Short-term rental earns 1.1x more but requires active management.

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$716,049
BPHTB (freehold transfer tax)$35,802
Notary & registration$1,800
Legal / due diligence$7,160
Total acquisition costs$44,762
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$5,500
($0–$11,000)
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$42,900
All-in investment$809,211

Gross yield (asking)

10.1%

True gross yield (all-in)

8.9%

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.

$5.4M$4.0M$2.7M$1.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $716K
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 13: 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
$871K
+22%
Rental Income
+$262K
Total Position
$1.1M
+58%
9.6%/yr
Year 10
Capital Value
$1.1M
+48%
Rental Income
+$566K
Total Position
$1.6M
+127%
8.5%/yr
Year 20
Capital Value
$1.6M
+119%
Rental Income
+$1.3M
Total Position
$2.9M
+305%
7.2%/yr
Year 30
Capital Value
$2.3M
+224%
Rental Income
+$2.4M
Total Position
$4.7M
+553%
6.5%/yr

Location

Bali

Uluwatu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Good
6.9% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Strong
$404 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Average
220 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 $404 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

Occupancy at 49% — factor in seasonal gaps
Compact plot at 220 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.
4.2%
$2,478/mo
40% occ.
5.6%
$3,338/mo
49% occ.
6.9%
$4,118/mo
current
59% occ.
8.3%
$4,979/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.