Elegant 6-Bedroom Jungle View Estate in Ubud – Infinity Pool

Elegant 6-Bedroom Jungle View Estate in Ubud – Infinity Pool

Bali, Bali

$481k

Price

8.3%

ROI

6

Bedrooms

38%

Occupancy

6 Bathrooms
Ownership: leasehold
Land: 1000 m²
Build: 200 m²
Est. Revenue: $87k/yr
Avg Nightly Rate: $623

Investment Analysis

A 6-bedroom leasehold estate in Pejeng, Ubud, built in 2021 and ready to move in. Set on 1,000 m² with panoramic jungle views, it offers a single-level layout, open-plan dining, and an infinity pool overlooking the forest.

Villas of Bali
Bali / Ubud

Elegant 6-Bedroom Jungle View Estate in Ubud – Infinity Pool

Inventory
6 Beds
Bathrooms
6 Baths
Built Area
200 m²
Land Plot
1000 m²
Tenure
Lease 19yr
Yield Curve Status

Grade B investment — short-term rental yields 12.5% net return annually.

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The Investment

Brixfox Score58
GradeB
Brixfox Intelligence
58BStrong
Score Breakdown
ROI & Yield64%
Capital Growth61%
Risk Profile60%
Market Demand58%

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
+6.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-6.6%
-$158K in 5yr (-33%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
12.5%
$5,031/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
8.0 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$623/night
50% ($311)Brixfox estimate($623/night)200% ($1245)
Occupancy
38%
10%Brixfox estimate(38%)100%

Short-Term Rental

Yearly income
$60,370
Airbnb data$623/night · 38% occupancy
Rental income
$623/night · 38% occ.
$87,447
Running costs (20%)
Utilities, cleaning, maintenance
-$17,489
Income tax (10%)
Indonesian rental income tax
-$8,745
Property tax
Annual property tax
-$843
Net income
12.5% ROI
$60,370

Long-Term Rental

Yearly income
$20,396
4 comps
Rental income
$3,060/mo
$29,372
Agency fee (10%)
Finder's fee per tenant
-$2,937
Vacancy (~8%)
1.5mo gap per tenancy
-$2,259
Income tax (10%)
Indonesian rental income tax
-$2,937
Property tax
Annual property tax
-$843
Net income
4.2% ROI
$20,396

Short-term rental earns 3.0x 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$481,481
BPHTB (freehold transfer tax)$24,074
Notary & registration$1,800
Legal / due diligence$4,815
Total acquisition costs$30,689
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$5,000
($0–$10,000)
Furnishing & STR launch
6bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$64,500
All-in investment$581,670

Gross yield (asking)

18.2%

True gross yield (all-in)

15.0%

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 19 years remaining.

$1.7M$1.3M$872K$436K$0Yr 0Yr 5Yr 10Yr 15Purchase PriceIlliquid zoneUnsellableToday: $481KPeak Capital Value: NowPaid back2x Return
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 8: 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
$324K
-33%
14 years remaining
Rental Income
+$321K
Total Position
$644K
+34%
6.0%/yr
Year 10
Capital Value
$159K
-67%
9 years remaining
Rental Income
+$692K
Total Position
$851K
+77%
5.9%/yr
Year 15
Capital Value
$43K
-91%
4 years remaining
Rental Income
+$1.1M
Total Position
$1.2M
+142%
6.1%/yr
Leasehold Alert
With 19 years remaining, the property is approaching the illiquid zone. Consider your exit strategy within the next 4 years.

Location

Bali

Ubud, Approximate area

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Villa Scorecard

Location
Good
Popular area with steady demand
Rental Yield
Strong
12.5% annual return
Occupancy
Weak
38% average occupancy
Nightly Rate
Strong
$623 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
1000 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
19 years remaining on lease

Top Highlights

High rental yield at 12.5% — outperforms most villas in this market
Premium nightly rate of $623 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Occupancy at 38% — factor in seasonal gaps
STR zoning not confirmed — verify before purchasing for short-term rental use

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.
9.7%
$3,907/mo
40% occ.
13.0%
$5,232/mo
38% occ.
12.5%
$5,031/mo
current
48% occ.
15.8%
$6,356/mo

Lease Timeline

19 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 4 years while the property is still easy to sell.

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.