Luxurious 4-Bedroom Riverfront Jungle Villa in Ubud – Private Wellness Retreat

Luxurious 4-Bedroom Riverfront Jungle Villa in Ubud – Private Wellness Retreat

Bali, Bali

$1.7M

Price

2.5%

ROI

4

Bedrooms

42%

Occupancy

6 Bathrooms
Ownership: leasehold
Land: 1600 m²
Build: 1000 m²
Est. Revenue: $79k/yr
Avg Nightly Rate: $519

Investment Analysis

Tucked away in a lush jungle setting just 15 minutes from central Ubud, this exceptional 4-bedroom villa offers a rare combination of ultimate privacy, modern luxury, and breathtaking riverfront views.

Villas of Bali
Bali / Ubud

Luxurious 4-Bedroom Riverfront Jungle Villa in Ubud – Private Wellness Retreat

Inventory
4 Beds
Bathrooms
6 Baths
Built Area
1000 m²
Land Plot
1600 m²
Tenure
Lease 28yr
Yield Curve Status

Grade C investment — short-term rental yields 3.1% net return annually.

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The Investment

Brixfox Score44
GradeC
Brixfox Intelligence
44CModerate
Score Breakdown
ROI & Yield48%
Capital Growth46%
Risk Profile47%
Market Demand44%

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
+3.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.3%
+$24K in 5yr (+1%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.1%
$4,369/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
27 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
32.0 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$519/night
50% ($260)Brixfox estimate($519/night)200% ($1038)
Occupancy
42%
10%Brixfox estimate(42%)100%

Short-Term Rental

Yearly income
$52,425
Airbnb data$519/night · 42% occupancy
Rental income
$519/night · 42% occ.
$79,090
Running costs (20%)
Utilities, cleaning, maintenance
-$15,818
Income tax (10%)
Indonesian rental income tax
-$7,909
Property tax
Annual property tax
-$2,938
Net income
3.1% ROI
$52,425

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$1,679,012
BPHTB (freehold transfer tax)$83,951
Notary & registration$1,800
Legal / due diligence$16,790
Total acquisition costs$102,541
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$25,000
($0–$50,000)
Furnishing & STR launch
4bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$50,100
All-in investment$1,856,653

Gross yield (asking)

4.7%

True gross yield (all-in)

4.3%

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 28 years remaining.

$2.6M$1.9M$1.3M$647K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $1.7MPeak Capital Value: Yr 3 ($1.7M)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 23: 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
$1.7M
+1%
23 years remaining
Rental Income
+$278K
Total Position
$2.0M
+18%
3.4%/yr
Year 10
Capital Value
$1.5M
-12%
18 years remaining
Rental Income
+$601K
Total Position
$2.1M
+24%
2.2%/yr
Year 15
Capital Value
$954K
-43%
13 years remaining
Rental Income
+$975K
Total Position
$1.9M
+15%
0.9%/yr
Year 20
Capital Value
$442K
-74%
8 years remaining
Rental Income
+$1.4M
Total Position
$1.9M
+10%
0.5%/yr

Location

Bali

Ubud, Approximate area

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Villa Scorecard

Location
Good
Popular area with steady demand
Rental Yield
Average
3.1% annual return
Occupancy
Weak
42% average occupancy
Nightly Rate
Strong
$519 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
1600 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
28 years remaining on lease

Top Highlights

Premium nightly rate of $519 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 1600 m² land — room for expansion or amenities

Watch Out

Yield of 3.1% is near the market average — model your cashflow carefully
Occupancy at 42% — 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.
2.2%
$3,071/mo
40% occ.
3.0%
$4,176/mo
42% occ.
3.1%
$4,369/mo
current
52% occ.
3.9%
$5,474/mo

Lease Timeline

28 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.