Japanese style villa in Ungasan – 3 bedroom

Japanese style villa in Ungasan – 3 bedroom

Bali, Bali

$364k

Price

7.9%

ROI

3

Bedrooms

72%

Occupancy

Ownership: leasehold
Land: 195.2 m²
Build: 134.2 m²
Est. Revenue: $42k/yr
Avg Nightly Rate: $162

Investment Analysis

A harmonious blend of Japanese minimalism and Baltic elegance, featuring nine villas designed by an AD100-ranked architectural bureau. Each villa is a masterpiece where culture meets comfort, offering serene spaces filled with light, air, and sophistication.

Villas of Bali
Bali / Ungasan

Japanese style villa in Ungasan – 3 bedroom

Inventory
3 Beds
Bathrooms
0 Baths
Built Area
134.2 m²
Land Plot
195.2 m²
Tenure
Lease 29yr
Yield Curve Status

Grade C investment — short-term rental yields 8.0% net return annually.

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The Investment

Brixfox Score40
GradeC
Brixfox Intelligence
40CModerate
Score Breakdown
ROI & Yield44%
Capital Growth42%
Risk Profile43%
Market Demand40%

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
+8.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.6%
+$11K in 5yr (+3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.0%
$2,426/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
13 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
12.5 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$162/night
50% ($81)Brixfox estimate($162/night)200% ($323)
Occupancy
72%
10%Brixfox estimate(72%)100%

Short-Term Rental

Yearly income
$29,109
Airbnb data$162/night · 72% occupancy
Rental income
$162/night · 72% occ.
$42,495
Running costs (20%)
Utilities, cleaning, maintenance
-$8,499
Income tax (10%)
Indonesian rental income tax
-$4,250
Property tax
Annual property tax
-$637
Net income
8.0% ROI
$29,109

Long-Term Rental

Yearly income
$18,146
8 comps
Rental income
$2,706/mo
$25,977
Agency fee (10%)
Finder's fee per tenant
-$2,598
Vacancy (~8%)
1.5mo gap per tenancy
-$1,998
Income tax (10%)
Indonesian rental income tax
-$2,598
Property tax
Annual property tax
-$637
Net income
5.0% ROI
$18,146

Short-term rental earns 1.6x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 29 years remaining.

$1.5M$1.1M$757K$378K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $364KPeak Capital Value: Yr 4 ($376K)Paid 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 11: 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
$375K
+3%
24 years remaining
Rental Income
+$155K
Total Position
$529K
+45%
7.8%/yr
Year 10
Capital Value
$345K
-5%
19 years remaining
Rental Income
+$334K
Total Position
$678K
+86%
6.4%/yr
Year 15
Capital Value
$232K
-36%
14 years remaining
Rental Income
+$541K
Total Position
$773K
+112%
5.1%/yr
Year 20
Capital Value
$114K
-69%
9 years remaining
Rental Income
+$782K
Total Position
$896K
+146%
4.6%/yr

Location

Bali

Ungasan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
8.0% annual return
Occupancy
Good
72% average occupancy
Nightly Rate
Good
$162 per night
Visual Appeal
Strong
10/10 instagrammability
Size & Space
Average
195 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
29 years remaining on lease

Top Highlights

Stunning visuals with 10/10 instagrammability — commands premium nightly rates
29+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
Compact plot at 195 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

52% occ.
5.7%
$1,737/mo
62% occ.
6.9%
$2,082/mo
72% occ.
8.0%
$2,426/mo
current
82% occ.
9.1%
$2,770/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.