Luxurious 6 bedroom Villa in Uluwatu with 180 degree ocean view – Freehold

Luxurious 6 bedroom Villa in Uluwatu with 180 degree ocean view – Freehold

Bali, Bali

$2.7M

Price

4.4%

ROI

6

Bedrooms

46%

Occupancy

9 Bathrooms
Ownership: freehold
Land: 696 m²
Build: 912 m²
Est. Revenue: $145k/yr
Avg Nightly Rate: $858

Investment Analysis

This ultra-luxury 6-bedroom villa in the Uluwatu area offers a large-scale freehold residence with 180-degree ocean views, premium wellness facilities, and strong long-term investment value.

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 3.6% net return annually.

Go to Source via Villas of Bali

The Investment

Brixfox Score57
GradeB
Brixfox Intelligence
57BStrong
Score Breakdown
ROI & Yield63%
Capital Growth60%
Risk Profile59%
Market Demand57%

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.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+7.9%
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
3.6%
$8,035/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
28.2 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$858/night
50% ($429)Brixfox estimate($858/night)200% ($1715)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$96,421
Airbnb data$858/night · 46% occupancy
Rental income
$858/night · 46% occ.
$144,535
Running costs (20%)
Utilities, cleaning, maintenance
-$28,907
Income tax (10%)
Indonesian rental income tax
-$14,453
Property tax
Annual property tax
-$4,753
Net income
3.6% ROI
$96,421

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 2.8x 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$2,716,049
BPHTB (freehold transfer tax)$135,802
Notary & registration$1,800
Legal / due diligence$27,160
Total acquisition costs$164,762
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$22,800
($0–$45,600)
Furnishing & STR launch
6bd × $12,000 base + appliances, electronics, outdoor, licence, photography, linens.		$108,000
All-in investment$3,011,611

Gross yield (asking)

5.3%

True gross yield (all-in)

4.8%

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.

$15.4M$11.6M$7.7M$3.9M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $2.7M
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 21: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$3.3M
+22%
Rental Income
+$512K
Total Position
$3.8M
+41%
7.0%/yr
Year 10
Capital Value
$4.0M
+48%
Rental Income
+$1.1M
Total Position
$5.1M
+89%
6.6%/yr
Year 20
Capital Value
$6.0M
+119%
Rental Income
+$2.6M
Total Position
$8.5M
+215%
5.9%/yr
Year 30
Capital Value
$8.8M
+224%
Rental Income
+$4.6M
Total Position
$13.4M
+393%
5.5%/yr

Location

Bali

Uluwatu, Approximate area

Loading Map...

Airbnb Comp Analysis

No nearby Airbnb listings found

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

Try one of these

Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Average
3.6% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Strong
$858 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 $858 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Yield of 3.6% is near the market average — model your cashflow carefully
Occupancy at 46% — factor in seasonal gaps

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.
2.2%
$5,082/mo
40% occ.
3.1%
$6,908/mo
46% occ.
3.6%
$8,035/mo
current
56% occ.
4.4%
$9,861/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.