Move-in ready – 3 bedroom Villa in Uluwatu

Move-in ready – 3 bedroom Villa in Uluwatu

Bali, Bali

$688k

Price

4.6%

ROI

3

Bedrooms

49%

Occupancy

3 Bathrooms
Ownership: freehold
Land: 433 m²
Build: 170 m²
Est. Revenue: $56k/yr
Avg Nightly Rate: $314

Investment Analysis

This stunning villa in Uluwatu is fully completed and ready to generate income from day one. Designed in a modern tropical style, it features a lush garden that creates a peaceful, relaxing atmosphere—perfect for a holiday rental or private retreat.

Villas of Bali
Bali / Uluwatu

Move-in ready – 3 bedroom Villa in Uluwatu

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
170 m²
Land Plot
433 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — long-term rental yields 8.1% 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%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+9.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$149K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.5%
$3,140/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
18.2 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$314/night
50% ($157)Brixfox estimate($314/night)200% ($627)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Yearly income
$37,679
Airbnb data$314/night · 49% occupancy
Rental income
$314/night · 49% occ.
$55,547
Running costs (20%)
Utilities, cleaning, maintenance
-$11,109
Income tax (10%)
Indonesian rental income tax
-$5,555
Property tax
Annual property tax
-$1,203
Net income
5.5% ROI
$37,679

Long-Term Rental

Yearly income
$56,024
5 comps
Rental income
$8,244/mo
$79,144
Agency fee (10%)
Finder's fee per tenant
-$7,914
Vacancy (~8%)
1.5mo gap per tenancy
-$6,088
Income tax (10%)
Indonesian rental income tax
-$7,914
Property tax
Annual property tax
-$1,203
Net income
8.1% ROI
$56,024

Long-term rental earns more with lower risk and less effort.

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$687,531
BPHTB (freehold transfer tax)$34,377
Notary & registration$1,800
Legal / due diligence$6,875
Total acquisition costs$43,052
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$4,250
($0–$8,500)
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$42,900
All-in investment$777,733

Gross yield (asking)

8.1%

True gross yield (all-in)

7.1%

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

Freehold — 4%/yr appreciation in Bali.

$4.6M$3.5M$2.3M$1.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $688K
Capital appreciation
Property value growing at +4%/yr based on Bali market trends.
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 15: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$836K
+22%
Rental Income
+$200K
Total Position
$1.0M
+51%
8.6%/yr
Year 10
Capital Value
$1.0M
+48%
Rental Income
+$432K
Total Position
$1.4M
+111%
7.7%/yr
Year 20
Capital Value
$1.5M
+119%
Rental Income
+$1.0M
Total Position
$2.5M
+266%
6.7%/yr
Year 30
Capital Value
$2.2M
+224%
Rental Income
+$1.8M
Total Position
$4.0M
+485%
6.1%/yr

Location

Bali

Uluwatu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Good
5.5% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Strong
$314 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Good
433 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Prime location in Uluwatu — high tourist traffic
Premium nightly rate of $314 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Occupancy at 49% — 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.
3.3%
$1,902/mo
40% occ.
4.5%
$2,570/mo
49% occ.
5.5%
$3,140/mo
current
59% occ.
6.6%
$3,807/mo

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.