Off-plan — Luxurious 4 bedroom villa in Uluwatu with ocean view

Off-plan — Luxurious 4 bedroom villa in Uluwatu with ocean view

Bali, Bali

$1.8M

Price

2.8%

ROI

4

Bedrooms

45%

Occupancy

Ownership: leasehold
Land: 544 m²
Build: 314 m²
Est. Revenue: $73k/yr
Avg Nightly Rate: $448

Investment Analysis

These luxury villas offer world-class sunsets and dramatic cliffside views, all within a gated, tranquil setting. Choose from pre-designed villas or create a custom home that brings your Bali vision to life. Whether for investment or personal use, this property provides the perfect foundation for both.

Villas of Bali
Bali / Uluwatu
Commercial Zone

Off-plan — Luxurious 4 bedroom villa in Uluwatu with ocean view

Inventory
4 Beds
Bathrooms
0 Baths
Built Area
314 m²
Land Plot
544 m²
Tenure
Lease 29yr
Yield Curve Status

Grade C+ investment — short-term rental yields 2.7% net return annually.

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The Investment

Brixfox Score50
GradeC+
Brixfox Intelligence
50C+Moderate
Score Breakdown
ROI & Yield55%
Capital Growth53%
Risk Profile53%
Market Demand50%

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
+3.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.6%
+$52K in 5yr (+3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.7%
$3,986/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
28 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
37.3 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$448/night
50% ($224)Brixfox estimate($448/night)200% ($896)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$47,833
Airbnb data$448/night · 45% occupancy
Rental income
$448/night · 45% occ.
$72,793
Running costs (20%)
Utilities, cleaning, maintenance
-$14,559
Income tax (10%)
Indonesian rental income tax
-$7,279
Property tax
Annual property tax
-$3,122
Net income
2.7% ROI
$47,833

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$1,783,951
BPHTB (freehold transfer tax)$89,198
Notary & registration$1,800
Legal / due diligence$17,840
Total acquisition costs$108,838
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$7,850
($0–$15,700)
Furnishing & STR launch
4bd × $12,000 base + appliances, electronics, outdoor, licence, photography, linens.		$82,600
All-in investment$1,983,239

Gross yield (asking)

4.1%

True gross yield (all-in)

3.7%

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 29 years remaining.

$2.6M$2.0M$1.3M$652K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $1.8MPeak Capital Value: Yr 4 ($1.8M)Paid back
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 26: 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
$1.8M
+3%
24 years remaining
Rental Income
+$254K
Total Position
$2.1M
+17%
3.2%/yr
Year 10
Capital Value
$1.7M
-5%
19 years remaining
Rental Income
+$548K
Total Position
$2.2M
+25%
2.3%/yr
Year 15
Capital Value
$1.1M
-36%
14 years remaining
Rental Income
+$890K
Total Position
$2.0M
+13%
0.8%/yr
Year 20
Capital Value
$559K
-69%
9 years remaining
Rental Income
+$1.3M
Total Position
$1.8M
+3%
0.2%/yr

Location

Bali

Uluwatu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Weak
2.7% annual return
Occupancy
Weak
45% average occupancy
Nightly Rate
Strong
$448 per night
Visual Appeal
Strong
10/10 instagrammability
Size & Space
Strong
544 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
29 years remaining on lease

Top Highlights

Prime location in Uluwatu — high tourist traffic
Premium nightly rate of $448 — positioned in the top tier
Stunning visuals with 10/10 instagrammability — commands premium nightly rates

Watch Out

Yield of 2.7% is below the market average — model your cashflow carefully
Occupancy at 45% — factor in seasonal gaps

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.
1.7%
$2,600/mo
40% occ.
2.4%
$3,553/mo
45% occ.
2.7%
$3,986/mo
current
55% occ.
3.3%
$4,939/mo

Lease Timeline

29 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.