Villas of Bali
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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 4.7% net return annually.
Go to Source via Villas of Bali
The Investment
Brixfox Score54
GradeC+
Brixfox Intelligence
54C+Moderate
Score Breakdown
ROI & Yield59%
Capital Growth57%
Risk Profile56%
Market Demand54%
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
+9.1%
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
4.7%
$3,148/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
21.1 yr
Rental only
Income Breakdown
Adjust Forecast
Customize your projections
Nightly Rate (ADR)
$251/night
50% ($126)Brixfox estimate($251/night)200% ($502)
Occupancy
61%
10%Brixfox estimate(61%)100%
Short-Term Rental
Yearly income
$37,775
Airbnb data$251/night · 61% occupancy
Rental income
$251/night · 61% occ.
$55,955
Running costs (20%)
Utilities, cleaning, maintenance
-$11,191
Income tax (10%)
Indonesian rental income tax
-$5,595
Property tax
Annual property tax
-$1,394
Net income
4.7% ROI
$37,775
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 2.9x 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 17: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$969K
+22%
Rental Income
+$201K
Total Position
$1.2M
+47%
8.0%/yr
Year 10
Capital Value
$1.2M
+48%
Rental Income
+$433K
Total Position
$1.6M
+102%
7.3%/yr
Year 20
Capital Value
$1.7M
+119%
Rental Income
+$1.0M
Total Position
$2.8M
+247%
6.4%/yr
Year 30
Capital Value
$2.6M
+224%
Rental Income
+$1.8M
Total Position
$4.4M
+450%
5.8%/yr
Location
Bali
Uluwatu, Approximate area
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Villa Scorecard
Location
Strong
Premium area with high rental demand
Rental Yield
Average
4.7% annual return
Occupancy
Good
61% average occupancy
Nightly Rate
Strong
$251 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
Premium nightly rate of $251 — positioned in the top tier
Freehold ownership — maximum long-term security
Watch Out
Yield of 4.7% is near the market average — model your cashflow carefully
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
41% occ.
3.1%
$2,078/mo
51% occ.
3.9%
$2,613/mo
61% occ.
4.7%
$3,148/mo
current
71% occ.
5.5%
$3,683/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.