Modern 2-Bedroom Signature Villa with Rooftop Lounge & Panoramic Rice Field Views in Petulu, Ubud

Modern 2-Bedroom Signature Villa with Rooftop Lounge & Panoramic Rice Field Views in Petulu, Ubud

Bali, Bali

$302k

Price

8.8%

ROI

2

Bedrooms

48%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 206.98 m²
Build: 225.76 m²
Est. Revenue: $38k/yr
Avg Nightly Rate: $220

Investment Analysis

A 2-bedroom leasehold villa project in Petulu, Ubud, currently at 35% progress and located about 8 minutes from Ubud center.

Villas of Bali
Bali / Ubud

Modern 2-Bedroom Signature Villa with Rooftop Lounge & Panoramic Rice Field Views in Petulu, Ubud

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
225.76 m²
Land Plot
206.98 m²
Tenure
Lease 24yr
Yield Curve Status

Grade B investment — short-term rental yields 8.7% net return annually.

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The Investment

Brixfox Score55
GradeB
Brixfox Intelligence
55BStrong
Score Breakdown
ROI & Yield61%
Capital Growth58%
Risk Profile57%
Market Demand55%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+7.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-1.6%
-$24K in 5yr (-8%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.7%
$2,194/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
16 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
11.5 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$220/night
50% ($110)Brixfox estimate($220/night)200% ($440)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$26,322
Airbnb data$220/night · 48% occupancy
Rental income
$220/night · 48% occ.
$38,360
Running costs (20%)
Utilities, cleaning, maintenance
-$7,672
Income tax (10%)
Indonesian rental income tax
-$3,836
Property tax
Annual property tax
-$529
Net income
8.7% ROI
$26,322

Long-Term Rental

Yearly income
$18,633
15 comps
Rental income
$2,761/mo
$26,501
Agency fee (10%)
Finder's fee per tenant
-$2,650
Vacancy (~8%)
1.5mo gap per tenancy
-$2,039
Income tax (10%)
Indonesian rental income tax
-$2,650
Property tax
Annual property tax
-$529
Net income
6.2% ROI
$18,633

Short-term rental earns 1.4x more but requires active management.

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$302,469
BPHTB (freehold transfer tax)$15,123
Notary & registration$1,800
Legal / due diligence$3,025
Total acquisition costs$19,948
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$5,644
($0–$11,288)
Furnishing & STR launch
2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$35,700
All-in investment$363,761

Gross yield (asking)

12.7%

True gross yield (all-in)

10.5%

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

Leasehold with 24 years remaining.

$1.0M$782K$521K$261K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $302KPeak Capital Value: NowPaid 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
$278K
-8%
19 years remaining
Rental Income
+$140K
Total Position
$418K
+38%
6.7%/yr
Year 10
Capital Value
$187K
-38%
14 years remaining
Rental Income
+$302K
Total Position
$489K
+62%
4.9%/yr
Year 15
Capital Value
$92K
-70%
9 years remaining
Rental Income
+$490K
Total Position
$582K
+92%
4.5%/yr
Year 20
Capital Value
$25K
-92%
4 years remaining
Rental Income
+$707K
Total Position
$732K
+142%
4.5%/yr

Location

Bali

Ubud, Approximate area

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Villa Scorecard

Location
Good
Popular area with steady demand
Rental Yield
Strong
8.7% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Strong
$220 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
207 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
24 years remaining on lease

Top Highlights

High rental yield at 8.7% — outperforms most villas in this market
Premium nightly rate of $220 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Occupancy at 48% — factor in seasonal gaps
Compact plot at 207 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

30% occ.
5.4%
$1,361/mo
40% occ.
7.3%
$1,829/mo
48% occ.
8.7%
$2,194/mo
current
58% occ.
10.6%
$2,662/mo

Lease Timeline

24 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 9 years while the property is still easy to sell.

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.