Japanese style villa in Ungasan – 2 bedroom

Japanese style villa in Ungasan – 2 bedroom

Bali, Bali

$259k

Price

7.6%

ROI

2

Bedrooms

80%

Occupancy

Ownership: leasehold
Land: 174.6 m²
Build: 104.1 m²
Est. Revenue: $29k/yr
Avg Nightly Rate: $99

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 – 2 bedroom

Inventory
2 Beds
Bathrooms
0 Baths
Built Area
104.1 m²
Land Plot
174.6 m²
Tenure
Lease 29yr
Yield Curve Status

Grade C investment — short-term rental yields 7.7% net return annually.

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The Investment

Brixfox Score41
GradeC
Brixfox Intelligence
41CModerate
Score Breakdown
ROI & Yield45%
Capital Growth43%
Risk Profile44%
Market Demand41%

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
+8.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.6%
+$8K in 5yr (+3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.7%
$1,655/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
14 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
13.1 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$99/night
50% ($50)Brixfox estimate($99/night)200% ($198)
Occupancy
80%
10%Brixfox estimate(80%)100%

Short-Term Rental

Yearly income
$19,856
Airbnb data$99/night · 80% occupancy
Rental income
$99/night · 80% occ.
$29,014
Running costs (20%)
Utilities, cleaning, maintenance
-$5,803
Income tax (10%)
Indonesian rental income tax
-$2,901
Property tax
Annual property tax
-$454
Net income
7.7% ROI
$19,856

Long-Term Rental

Yearly income
$15,911
8 comps
Rental income
$2,357/mo
$22,632
Agency fee (10%)
Finder's fee per tenant
-$2,263
Vacancy (~8%)
1.5mo gap per tenancy
-$1,741
Income tax (10%)
Indonesian rental income tax
-$2,263
Property tax
Annual property tax
-$454
Net income
6.1% ROI
$15,911

Short-term rental earns 1.2x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 29 years remaining.

$1.0M$774K$516K$258K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $259KPeak Capital Value: Yr 4 ($268K)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 12: 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
$267K
+3%
24 years remaining
Rental Income
+$105K
Total Position
$372K
+44%
7.5%/yr
Year 10
Capital Value
$245K
-5%
19 years remaining
Rental Income
+$228K
Total Position
$473K
+82%
6.2%/yr
Year 15
Capital Value
$165K
-36%
14 years remaining
Rental Income
+$369K
Total Position
$534K
+106%
4.9%/yr
Year 20
Capital Value
$81K
-69%
9 years remaining
Rental Income
+$534K
Total Position
$615K
+137%
4.4%/yr

Location

Bali

Ungasan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.7% annual return
Occupancy
Strong
80% average occupancy
Nightly Rate
Average
$99 per night
Visual Appeal
Strong
10/10 instagrammability
Size & Space
Average
175 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
29 years remaining on lease

Top Highlights

Strong occupancy at 80% — consistent booking demand
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
ADR of $99 limits revenue ceiling — consider repositioning potential

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

60% occ.
5.7%
$1,232/mo
70% occ.
6.7%
$1,443/mo
80% occ.
7.7%
$1,655/mo
current
90% occ.
8.6%
$1,866/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.