Modern 2–3 BR Villas With River & Jungle Views Just 10 Minutes from Ubud City Center

Modern 2–3 BR Villas With River & Jungle Views Just 10 Minutes from Ubud City Center

Bali, Bali

$290k

Price

10.0%

ROI

2

Bedrooms

65%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 230 m²
Build: 121 m²
Est. Revenue: $43k/yr
Avg Nightly Rate: $178

Investment Analysis

This off-plan villa project in the Ubud area features a boutique 12-unit development of fully furnished 2–3 bedroom homes with private pools, tropical design, and jungle-facing positions.

Villas of Bali
Bali / Ubud

Modern 2–3 BR Villas With River & Jungle Views Just 10 Minutes from Ubud City Center

Inventory
2 Beds
Bathrooms
3 Baths
Built Area
121 m²
Land Plot
230 m²
Tenure
Lease 30yr
Yield Curve Status

Grade C+ investment — short-term rental yields 10.1% net return annually.

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The Investment

Brixfox Score46
GradeC+
Brixfox Intelligence
46C+Moderate
Score Breakdown
ROI & Yield51%
Capital Growth48%
Risk Profile49%
Market Demand46%

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
+11.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.9%
+$13K in 5yr (+4%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.1%
$2,438/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
9.9 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$178/night
50% ($89)Brixfox estimate($178/night)200% ($356)
Occupancy
65%
10%Brixfox estimate(65%)100%

Short-Term Rental

Yearly income
$29,254
Airbnb data$178/night · 65% occupancy
Rental income
$178/night · 65% occ.
$42,516
Running costs (20%)
Utilities, cleaning, maintenance
-$8,503
Income tax (10%)
Indonesian rental income tax
-$4,252
Property tax
Annual property tax
-$508
Net income
10.1% ROI
$29,254

Long-Term Rental

Yearly income
$17,585
16 comps
Rental income
$2,606/mo
$25,022
Agency fee (10%)
Finder's fee per tenant
-$2,502
Vacancy (~8%)
1.5mo gap per tenancy
-$1,925
Income tax (10%)
Indonesian rental income tax
-$2,502
Property tax
Annual property tax
-$508
Net income
6.1% ROI
$17,585

Short-term rental earns 1.7x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 30 years remaining.

$1.6M$1.2M$800K$400K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Purchase PriceIlliquid zoneUnsellableToday: $290KPeak Capital Value: Yr 5 ($303K)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 9: 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 5Peak
Capital Value
$303K
+4%
25 years remaining
Rental Income
+$155K
Total Position
$458K
+58%
9.6%/yr
Year 10
Capital Value
$292K
+1%
20 years remaining
Rental Income
+$335K
Total Position
$628K
+116%
8.0%/yr
Year 15
Capital Value
$203K
-30%
15 years remaining
Rental Income
+$544K
Total Position
$747K
+158%
6.5%/yr
Year 20
Capital Value
$105K
-64%
10 years remaining
Rental Income
+$786K
Total Position
$891K
+207%
5.8%/yr

Location

Bali

Ubud, Approximate area

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Villa Scorecard

Location
Good
Popular area with steady demand
Rental Yield
Strong
10.1% annual return
Occupancy
Good
65% average occupancy
Nightly Rate
Good
$178 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
230 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
30 years remaining on lease

Top Highlights

High rental yield at 10.1% — outperforms most Bali villas
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
30+ year lease — strong tenure runway

Watch Out

Compact plot at 230 m² — limited expansion potential
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

45% occ.
6.9%
$1,679/mo
55% occ.
8.5%
$2,058/mo
65% occ.
10.1%
$2,438/mo
current
75% occ.
11.7%
$2,817/mo

Lease Timeline

30 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.