Villas of Bali
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Villas of Bali
Bali / Uluwatu
Luxurious 6 bedroom Villa in Uluwatu with 180 degree ocean view – Freehold
Inventory
6 Beds
Bathrooms
9 Baths
Built Area
912 m²
Land Plot
696 m²
Tenure
Freehold
Yield Curve Status
Grade B investment — short-term rental yields 7.0% 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%
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
+11.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$588K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.0%
$15,811/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
14.3 yr
Rental only
Income Breakdown
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Customize your projections
Nightly Rate (ADR)
$1,476/night
50% ($738)Brixfox estimate($1,476/night)200% ($2953)
Occupancy
52%
10%Brixfox estimate(52%)100%
Short-Term Rental
Yearly income
$189,728
Airbnb data$1,476/night · 52% occupancy
Rental income
$1,476/night · 52% occ.
$277,831
Running costs (20%)
Utilities, cleaning, maintenance
-$55,566
Income tax (10%)
Indonesian rental income tax
-$27,783
Property tax
Annual property tax
-$4,753
Net income
7.0% ROI
$189,728
Long-Term Rental
Yearly income
$34,887
2 comps
Rental income
$5,711/mo
$54,822
Agency fee (10%)
Finder's fee per tenant
-$5,482
Vacancy (~8%)
1.5mo gap per tenancy
-$4,217
Income tax (10%)
Indonesian rental income tax
-$5,482
Property tax
Annual property tax
-$4,753
Net income
1.3% ROI
$34,887
Short-term rental earns 5.4x more but requires active management.
Growth & Exit Strategy
How your investment grows over time
Freehold — 4%/yr appreciation in Bali.
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 13: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$3.3M
+22%
Rental Income
+$1.0M
Total Position
$4.3M
+59%
9.7%/yr
Year 10
Capital Value
$4.0M
+48%
Rental Income
+$2.2M
Total Position
$6.2M
+128%
8.6%/yr
Year 20
Capital Value
$6.0M
+119%
Rental Income
+$5.1M
Total Position
$11.0M
+307%
7.3%/yr
Year 30
Capital Value
$8.8M
+224%
Rental Income
+$9.0M
Total Position
$17.8M
+557%
6.5%/yr
Location
Bali
Uluwatu, Approximate area
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Villa Scorecard
Location
Strong
Premium area with high rental demand
Rental Yield
Good
7.0% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Strong
$1476 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
696 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 $1476 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Watch Out
Occupancy at 52% — 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
32% occ.
4.2%
$9,524/mo
42% occ.
5.6%
$12,667/mo
52% occ.
7.0%
$15,811/mo
current
62% occ.
8.4%
$18,954/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.