Modern Club-Style Apartments for Sale in Central Ubud

Modern Club-Style Apartments for Sale in Central Ubud

Bali, Bali

$154k

Price

6.6%

ROI

1

Bedrooms

48%

Occupancy

1 Bathrooms
Ownership: leasehold
Build: 57.4 m²
Est. Revenue: $24k/yr
Avg Nightly Rate: $134

Investment Analysis

A fully furnished 1-bedroom leasehold apartment in Central Ubud within a lifestyle-focused complex offering wellness, fitness, dining, and coworking facilities.

Villas of Bali
Bali / Central Ubud
Commercial Zone

Modern Club-Style Apartments for Sale in Central Ubud

Inventory
1 Beds
Bathrooms
1 Baths
Built Area
57.4 m²
Land Plot
0 m²
Tenure
Lease 21yr
Yield Curve Status

Grade C+ investment — long-term rental yields 16.5% net return annually.

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The Investment

Brixfox Score53
GradeC+
Brixfox Intelligence
53C+Moderate
Score Breakdown
ROI & Yield58%
Capital Growth56%
Risk Profile55%
Market Demand53%

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
+5.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-4.8%
-$37K in 5yr (-24%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.6%
$1,361/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
9.4 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$134/night
50% ($67)Brixfox estimate($134/night)200% ($268)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$16,335
Airbnb data$134/night · 48% occupancy
Rental income
$134/night · 48% occ.
$23,722
Running costs (20%)
Utilities, cleaning, maintenance
-$4,744
Income tax (10%)
Indonesian rental income tax
-$2,372
Property tax
Annual property tax
-$270
Net income
10.6% ROI
$16,335

Long-Term Rental

Yearly income
$25,409
13 comps
Rental income
$3,699/mo
$35,514
Agency fee (10%)
Finder's fee per tenant
-$3,551
Vacancy (~8%)
1.5mo gap per tenancy
-$2,732
Income tax (10%)
Indonesian rental income tax
-$3,551
Property tax
Annual property tax
-$270
Net income
16.5% ROI
$25,409

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$154,321
BPHTB (freehold transfer tax)$7,716
Notary & registration$1,800
Legal / due diligence$1,543
Total acquisition costs$11,059
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$1,435
($0–$2,870)
Furnishing & STR launch
1bd × $12,000 base + appliances, electronics, outdoor, licence, photography, linens.		$44,500
All-in investment$211,315

Gross yield (asking)

15.4%

True gross yield (all-in)

11.2%

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 21 years remaining.

$539K$404K$269K$135K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $154KPeak 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 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 5
Capital Value
$117K
-24%
16 years remaining
Rental Income
+$87K
Total Position
$204K
+32%
5.7%/yr
Year 10
Capital Value
$66K
-57%
11 years remaining
Rental Income
+$187K
Total Position
$254K
+64%
5.1%/yr
Year 15
Capital Value
$25K
-84%
6 years remaining
Rental Income
+$304K
Total Position
$328K
+113%
5.2%/yr
Year 20
Capital Value
$4K
-98%
1 years remaining
Rental Income
+$439K
Total Position
$443K
+187%
5.4%/yr

Location

Bali

Central Ubud, Approximate area

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Villa Scorecard

Location
Good
Popular area with steady demand
Rental Yield
Strong
10.6% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Good
$134 per night
Visual Appeal
Strong
10/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Good
21 years remaining on lease

Top Highlights

High rental yield at 10.6% — outperforms most villas in this market
Stunning visuals with 10/10 instagrammability — commands premium nightly rates
Commercial Zone verified — fully licensed for short-term rentals

Watch Out

Occupancy at 48% — factor in seasonal gaps
Compact plot at 0 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.
6.5%
$834/mo
40% occ.
8.7%
$1,120/mo
48% occ.
10.6%
$1,361/mo
current
58% occ.
12.8%
$1,647/mo

Lease Timeline

21 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 6 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.