4 bedroom villa in Uluwatu

4 bedroom villa in Uluwatu

Bali, Bali

$796k

Price

4.9%

ROI

4

Bedrooms

47%

Occupancy

5 Bathrooms
Ownership: freehold
Land: 200 m²
Build: 295 m²
Est. Revenue: $94k/yr
Avg Nightly Rate: $546

Investment Analysis

A 4-bedroom freehold villa in the Uluwatu area, built across three levels with two private swimming pools, including a rooftop pool with ocean views.

Villas of Bali
Bali / Uluwatu

4 bedroom villa in Uluwatu

Inventory
4 Beds
Bathrooms
5 Baths
Built Area
295 m²
Land Plot
200 m²
Tenure
Freehold
Yield Curve Status

Grade C+ investment — short-term rental yields 8.0% net return annually.

Go to Source via Villas of Bali

The Investment

Brixfox Score52
GradeC+
Brixfox Intelligence
52C+Moderate
Score Breakdown
ROI & Yield57%
Capital Growth55%
Risk Profile54%
Market Demand52%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+12.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$173K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.0%
$5,338/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
12.4 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$546/night
50% ($273)Brixfox estimate($546/night)200% ($1093)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Yearly income
$64,058
Airbnb data$546/night · 47% occupancy
Rental income
$546/night · 47% occ.
$93,502
Running costs (20%)
Utilities, cleaning, maintenance
-$18,700
Income tax (10%)
Indonesian rental income tax
-$9,350
Property tax
Annual property tax
-$1,394
Net income
8.0% ROI
$64,058

Long-Term Rental

Yearly income
$12,968
6 comps
Rental income
$2,069/mo
$19,862
Agency fee (10%)
Finder's fee per tenant
-$1,986
Vacancy (~8%)
1.5mo gap per tenancy
-$1,528
Income tax (10%)
Indonesian rental income tax
-$1,986
Property tax
Annual property tax
-$1,394
Net income
1.6% ROI
$12,968

Short-term rental earns 4.9x 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$796,296
BPHTB (freehold transfer tax)$39,815
Notary & registration$1,800
Legal / due diligence$7,963
Total acquisition costs$49,578
Renovation (~$175/m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		$51,625
($29,500–$73,750)
Furnishing & STR launch
4bd × $3,500 base + appliances, electronics, outdoor, licence, photography, linens.		$30,700
All-in investment$928,199

Gross yield (asking)

11.7%

True gross yield (all-in)

10.1%

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.

$6.5M$4.9M$3.2M$1.6M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $796K
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 11: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$969K
+22%
Rental Income
+$340K
Total Position
$1.3M
+64%
10.5%/yr
Year 10
Capital Value
$1.2M
+48%
Rental Income
+$734K
Total Position
$1.9M
+140%
9.2%/yr
Year 20
Capital Value
$1.7M
+119%
Rental Income
+$1.7M
Total Position
$3.5M
+335%
7.6%/yr
Year 30
Capital Value
$2.6M
+224%
Rental Income
+$3.0M
Total Position
$5.6M
+607%
6.7%/yr

Location

Bali

Uluwatu, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
8.0% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Strong
$546 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Average
200 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Prime location in Uluwatu — high tourist traffic
High rental yield at 8.0% — outperforms most villas in this market
Premium nightly rate of $546 — positioned in the top tier

Watch Out

Occupancy at 47% — factor in seasonal gaps
Visual appeal is below average — photos may not compete well on Airbnb listings

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
5.1%
$3,374/mo
40% occ.
6.8%
$4,538/mo
47% occ.
8.0%
$5,338/mo
current
57% occ.
9.8%
$6,502/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.