3 bedroom luxury villa in Ungasan

3 bedroom luxury villa in Ungasan

Bali, Bali

$432k

Price

5.2%

ROI

3

Bedrooms

39%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 297 m²
Build: 155 m²
Est. Revenue: $35k/yr
Avg Nightly Rate: $243

Investment Analysis

This 3-bedroom villa in the Ungasan area is part of a large managed development combining a boutique hotel, luxury villas, and Fengshui villas.

Villas of Bali
Bali / Ungasan

3 bedroom luxury villa in Ungasan

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
155 m²
Land Plot
297 m²
Tenure
Lease 30yr
Yield Curve Status

Grade C investment — long-term rental yields 7.1% net return annually.

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The Investment

Brixfox Score41
GradeC
Brixfox Intelligence
41CModerate
Score Breakdown
ROI & Yield45%
Capital Growth43%
Risk Profile44%
Market Demand41%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+6.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.9%
+$19K in 5yr (+4%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.4%
$1,962/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
24 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
18.4 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$243/night
50% ($121)Brixfox estimate($243/night)200% ($486)
Occupancy
39%
10%Brixfox estimate(39%)100%

Short-Term Rental

Yearly income
$23,544
Airbnb data$243/night · 39% occupancy
Rental income
$243/night · 39% occ.
$34,714
Running costs (20%)
Utilities, cleaning, maintenance
-$6,943
Income tax (10%)
Indonesian rental income tax
-$3,471
Property tax
Annual property tax
-$756
Net income
5.4% ROI
$23,544

Long-Term Rental

Yearly income
$30,621
7 comps
Rental income
$4,520/mo
$43,393
Agency fee (10%)
Finder's fee per tenant
-$4,339
Vacancy (~8%)
1.5mo gap per tenancy
-$3,338
Income tax (10%)
Indonesian rental income tax
-$4,339
Property tax
Annual property tax
-$756
Net income
7.1% ROI
$30,621

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$432,099
BPHTB (freehold transfer tax)$21,605
Notary & registration$1,800
Legal / due diligence$4,321
Total acquisition costs$27,726
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$3,875
($0–$7,750)
Furnishing & STR launch
3bd × $12,000 base + appliances, electronics, outdoor, licence, photography, linens.		$69,900
All-in investment$533,600

Gross yield (asking)

8.0%

True gross yield (all-in)

6.5%

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

Leasehold with 30 years remaining.

$1.3M$966K$644K$322K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Purchase PriceIlliquid zoneUnsellableToday: $432KPeak Capital Value: Yr 5 ($451K)Paid back2x Return
Leasehold value decline
Resale value of your property as the lease shortens. Drops steeply in the final years.
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 15: cumulative rental income has repaid the full purchase price.
Illiquid zone
Under 15 years remaining. Hard to sell — banks won't lend, fewer buyers, and steep discounts required.
Unsellable
Under 5 years remaining. Effectively worthless on the open market. No financing, no buyers.
Year 5Peak
Capital Value
$451K
+4%
25 years remaining
Rental Income
+$125K
Total Position
$576K
+33%
5.9%/yr
Year 10
Capital Value
$436K
+1%
20 years remaining
Rental Income
+$270K
Total Position
$705K
+63%
5.0%/yr
Year 15
Capital Value
$303K
-30%
15 years remaining
Rental Income
+$438K
Total Position
$741K
+71%
3.7%/yr
Year 20
Capital Value
$156K
-64%
10 years remaining
Rental Income
+$633K
Total Position
$789K
+83%
3.1%/yr

Location

Bali

Ungasan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.4% annual return
Occupancy
Weak
39% average occupancy
Nightly Rate
Strong
$243 per night
Visual Appeal
Strong
10/10 instagrammability
Size & Space
Average
297 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
30 years remaining on lease

Top Highlights

Premium nightly rate of $243 — positioned in the top tier
Stunning visuals with 10/10 instagrammability — commands premium nightly rates
30+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 39% — factor in seasonal gaps

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
4.1%
$1,489/mo
40% occ.
5.6%
$2,006/mo
current
39% occ.
5.4%
$1,962/mo
current
49% occ.
6.9%
$2,479/mo

Lease Timeline

30 years remaining
Safe Zone

Your lease is in the safe zone. The property is liquid on the resale market and maintains strong valuation.

ℹ️

Financing note: Banks generally do not finance leasehold properties, regardless of the remaining duration. Buyers must purchase with cash or alternative financing.

25+ yr: Safe
15-25yr: Caution
<15yr: Illiquid

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.