3 bedroom villa in Uluwatu

3 bedroom villa in Uluwatu

Bali, Bali

$735k

Price

6.2%

ROI

3

Bedrooms

51%

Occupancy

4 Bathrooms
Ownership: freehold
Land: 200 m²
Build: 295 m²
Est. Revenue: $68k/yr
Avg Nightly Rate: $365

Investment Analysis

A 3-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

3 bedroom villa in Uluwatu

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

Grade B investment — long-term rental yields 6.7% net return annually.

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The Investment

Brixfox Score55
GradeB
Brixfox Intelligence
55BStrong
Score Breakdown
ROI & Yield61%
Capital Growth58%
Risk Profile57%
Market Demand55%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+10.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$159K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.3%
$3,868/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
15.8 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$365/night
50% ($183)Brixfox estimate($365/night)200% ($730)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Yearly income
$46,415
Airbnb data$365/night · 51% occupancy
Rental income
$365/night · 51% occ.
$68,144
Running costs (20%)
Utilities, cleaning, maintenance
-$13,629
Income tax (10%)
Indonesian rental income tax
-$6,814
Property tax
Annual property tax
-$1,285
Net income
6.3% ROI
$46,415

Long-Term Rental

Yearly income
$48,879
6 comps
Rental income
$7,227/mo
$69,376
Agency fee (10%)
Finder's fee per tenant
-$6,938
Vacancy (~8%)
1.5mo gap per tenancy
-$5,337
Income tax (10%)
Indonesian rental income tax
-$6,938
Property tax
Annual property tax
-$1,285
Net income
6.7% ROI
$48,879

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$734,568
BPHTB (freehold transfer tax)$36,728
Notary & registration$1,800
Legal / due diligence$7,346
Total acquisition costs$45,874
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$7,375
($0–$14,750)
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$42,900
All-in investment$830,717

Gross yield (asking)

9.3%

True gross yield (all-in)

8.2%

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

Freehold — 4%/yr appreciation in Bali.

$5.3M$4.0M$2.6M$1.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $735K
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 14: 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
$894K
+22%
Rental Income
+$246K
Total Position
$1.1M
+55%
9.2%/yr
Year 10
Capital Value
$1.1M
+48%
Rental Income
+$532K
Total Position
$1.6M
+120%
8.2%/yr
Year 20
Capital Value
$1.6M
+119%
Rental Income
+$1.2M
Total Position
$2.9M
+289%
7.0%/yr
Year 30
Capital Value
$2.4M
+224%
Rental Income
+$2.2M
Total Position
$4.6M
+525%
6.3%/yr

Location

Bali

Uluwatu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Good
6.3% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Strong
$365 per night
Visual Appeal
Strong
9/10 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 $365 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Occupancy at 51% — factor in seasonal gaps
Compact plot at 200 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

31% occ.
3.8%
$2,313/mo
41% occ.
5.0%
$3,091/mo
51% occ.
6.3%
$3,868/mo
current
61% occ.
7.6%
$4,645/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.