6-Bedroom Luxury Villa with Panoramic Rice Field & Jungle Views in Pejeng, Ubud

6-Bedroom Luxury Villa with Panoramic Rice Field & Jungle Views in Pejeng, Ubud

Ubud, Bali

$585k

Price

6

Bedrooms

69%

Occupancy

6 Bathrooms
Ownership: Leasehold
Land: 1507 m²
Build: 400 m²
Est. Revenue: $129k/yr
Avg Nightly Rate: $512

How it compares in Ubud

  • Expected occupancy of 69% compares with a 65% median across 605 tracked Ubud villas.
  • Its expected nightly rate of $512 sits above the Ubud median of $175.
  • Brixfox ranks its projected net yield in the top 10% of the 599 live Ubud listings it tracks.
How Brixfox computes these figures

Investment Analysis

This fully furnished 6-bedroom villa in the Ubud area offers a large single-storey layout, panoramic rice field and jungle views, and strong privacy across a 1,507 sqm land plot. Designed for families, hosting, or long-term living, it combines spacious indoor-outdoor areas, multiple kitchens, and lifestyle-focused features in a quiet setting near central Ubud. Property Highlights

Price
$585,000
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6-bedroom leasehold villa in Ubud — photo 1 of 5
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6-bedroom leasehold villa in Ubud — photo 2 of 5
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6-bedroom leasehold villa in Ubud — photo 5 of 5
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6-Bedroom Luxury Villa with Panoramic Rice Field & Jungle Views in Pejeng, Ubud

Ubud · Ref BF-7363Source · VillasofBali · listed 29 May 2026
Asking price · Leasehold
$585,000
Net yield
9.4%
Fully managed · Non-resident tax
Cash yield while the lease runs — capital not recovered after 27.5 yrs
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AI photo analysis vs the comp set · Route-based net yields (all structures) · Bid ladder & negotiation anchors · Due-diligence plan & red flags

Ownership
Leasehold
Bedrooms
6
Bathrooms
6
Built area
400 m²
Land
1507 m²
Brixfox Score 96 · A+· top 10% Leasehold · 27.5 yrs leftFinancial analysis ↓
Financials

What it earns, what it costs to own, and the net yield

Financial analysis
· Brixfox Standard · Non-resident · Fully managed
Leasehold · 27.5 yrs remaining
Fully managed is the Brixfox Standard shown on every card: a full-service manager's commission, charged on top of the Airbnb/Booking channel fees (not the cleaning cost — changeovers are funded by guest cleaning fees; you bear the residual). Self-managed drops the commission; the channel fees stay, because the platform is paid whoever manages, and you pay staff/local operations, a higher cleaning residual and your own time directly. Both scenarios divide the SAME gross revenue — the toggle changes the cost stack, not the revenue. That revenue is observed from actively-operated comps, so self-managed assumes you match their performance.Both scenarios share the same projected revenue — the toggle changes who runs the property and what that costs, not what it earns.
Net yieldNet operating income ÷ all-in investment. After local operating taxes; before home-country personal tax and financing costs. Modelled from observed market performance of comparable Airbnb listings.
9.4%
$56,981 net operating income /yr
Gross yield · all-in basis
21.3%
−11.9 pts in operating costs & local taxes
After lease amortisation:5.8%A leasehold expires; we amortise your all-in investment straight-line over the remaining term. This is the honest return on a wasting asset — most tools ignore it.Rent repays your investment in 10.6 of 27.5 yrs
Before tax in your home country and financing costs. Estimates, not financial advice.
Modelled from Airbnb listings we track across Ubud — live calendar data.

Found on Airbnb

This exact villa, photo-verified at 100% confidence — its own track record, not a comp estimate

Verified

Its name, link and guest reviews are Pro evidence

76%booked
5.0rating
35reviews
$472per night

Pro evidence

Calendar-tracked performance

We track this exact listing's availability calendar daily. Over the recent 3-month window it was booked 76% of nights, and it advertises $472/night. The occupancy is measured. The nightly rate is what the host asks — Airbnb does not publish what a night actually sold for, so no source anywhere has the earned rate. The projections below are built from this listing's own window rather than the area median, which is why they can sit well above comparable properties nearby.

Revenue assumptions

Derived from the comparable Airbnb listings below. The headline ADR is the expected BOOKED rate — nearby asking prices corrected by our measured, market-calibrated asking-to-booked factor. Occupancy is calibrated against tracked reference homes nearby. Comp cards below show raw asking prices.
Expected ADR
$512
Expected booked rate (market-calibrated)
Expected occupancy
69%
Full-year estimate, market-calibrated
Projected annual revenue
$128,901
ADR × occupancy × 365
Seasonal occupancy pattern
Peak Jul +25% · Low Feb -15%
J
F
M
A
M
J
J
A
S
O
N
D
Modelled monthly index (relative to the annual average) — replaced by measured per-market indices as calendar history matures.

Investment basis

The true all-in acquisition cost — asking price plus purchase costs, renovation and furnishing. Every yield on this page is computed against this total, not the asking price.
Adjust the figures to your deal — yields recalculate live.
Purchase price· asking · leasehold
$
Acquisition costs· 1.2% of price, auto-calculated
$7,234
PPAT notary (lease deed)$5,850
Legal due diligence$1,384
Buyer-side agent fee· paid by the seller$0
Lease tax· customarily the lessor’s; confirm in the lease$0
Renovation budget· no measured Bali basis — enter your own quote
$
Furniture & STR launch
$
All-in investment
$603,934
+3.2% over asking
Fully managed scenarioSwitch the scenario with the toggle at the top of the financial analysis — it drives every figure in this section. Gross revenue is identical in both scenarios (the comps' observed performance); the Villa Scorecard and risk panels elsewhere on the page always quote the fully-managed Brixfox Standard.
Gross annual revenue
$128,901
Rental management
−$25,780
Booking channel fees
−$6,445
Utilities
−$6,445
Cleaning & laundry
−$6,445
Maintenance & repairs
−$6,445
Insurance
−$3,867
Guest supplies & consumables
−$2,578
Property tax (PBB)
−$1,024
PPh 4(2) final tax on rent
−$12,890
Net operating income
$56,981/yr
Net yield on all-in investment
9.4%

Income tax is PPh 4(2), Indonesia's final tax on rent, at 10% of gross. The regional hotel tax (PBJT, formerly PB1/PHR) is not charged: whether it applies depends on how the villa is licensed and let, so confirm it with your notary. Financing is not modelled.

Leasehold economics
A leasehold expires — your capital is not returned at the end of the term. We write the all-in investment off straight-line over the remaining years and show the return after that annual cost. Most tools ignore this.
Lease amortisation · all-in ÷ 27.5 yrs remaining−$21,961/yr
Net yield after lease amortisation5.8%
Payback vs remaining term10.6 yrs of 27.5 yrs
Want this analysis as a 7-page underwriting report?

AI photo analysis vs the comp set · Route-based net yields (all structures) · Bid ladder & negotiation anchors · Due-diligence plan & red flags

Evidence

Where it sits, and who confirms it

Comp table: Market evidence ↑ in Financials

Location

Surroundings confirmed

Ubud

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Independently Verified

Cross-checked against public listings

Location corroborated

An independent listing places this property within about 0 m of the agency's pin. This confirms the surroundings, not the exact address.

Verdict

Score, and what could go wrong

Same net-yield basis as the financial analysis

Brixfox Score

96A
LocationGood
Popular area with steady demand
Rental YieldStrong
9.4% net yield on all-in cost
OccupancyGood
69% average occupancy
Nightly RateStrong
$512 per night
Visual AppealStrong
9/10 visual appeal
Size & SpaceStrong
1507 m² land area
ZoningAverage
STR zoning not confirmed
TenureGood
27.5 years remaining on lease
Strong net yield at 9.4% (fully managed, on all-in cost) — outperforms most villas in this market
Premium nightly rate of $512 — positioned in the top tier
Stunning visuals (9/10) — commands premium nightly rates
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.

Risk & what-if

ScenarioOccupancyNet income /yrNet yield
-20 pts occupancy49%$40,1576.6%
-10 pts occupancy59%$48,5708.0%
Expected69%$56,9839.4%
+10 pts occupancy79%$65,39610.8%

Brixfox Standard · Non-resident · Fully managed · net yield on all-in cost

Lease runway27.5 yearsSafe zoneLiquid on resale; banks still do not finance leaseholds — plan for cash.
Payback6.6 yearsfrom net rent at the expected case
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Villa Underwriting Report

7-page PDF · one-time purchase · this property

  • AI photo analysis vs the comp set
  • Route-based net yields (all structures)
  • Bid ladder & negotiation anchors
  • Due-diligence plan & red flags
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Source · VillasofBali

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Modelled from live Airbnb calendar data around this property · operating costs per line, editable in the P&L · estimates, not financial advice.Data sources & methodology ›

ROI calculations use verified Brixfox Intelligence rental data. Operating costs are modelled per line — Airbnb/Booking channel fees whoever manages, then either a full-service management commission or the staff/local operations a self-managing owner buys back, cleaning residual, utilities & insurance, local taxes — with every rate editable in the Financial analysis P&L above. Gross revenue is identical in both management scenarios. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Bali may impact actual yields.