4 bedroom Villa in Pandawa with ocean view

4 bedroom Villa in Pandawa with ocean view

Ungasan, Bali

$499k

Price

25.5%

ROI

4

Bedrooms

55%

Occupancy

4 Bathrooms
Ownership: Freehold
Land: 220 m²
Build: 274 m²
Est. Revenue: $183k/yr
Avg Nightly Rate: $912

Investment Analysis

This premium villa complex in the Pandawa area offers fully furnished 4-bedroom villas with ocean views, private pools, and rooftop living spaces. Designed for luxury stays, private use, and investment, the project combines secure complex living, strong lifestyle appeal, and proximity to major South Bali beaches and resort destinations in a high-demand coastal market. Property

Bali Villa Sales
Ungasan / Ungasan

4 bedroom Villa in Pandawa with ocean view

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
274 m²
Land Plot
220 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 25.5% net return annually.

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The Investment

Brixfox Score76
GradeA
Brixfox Intelligence
76AExcellent
Score Breakdown
ROI & Yield84%
Capital Growth80%
Risk Profile77%
Market Demand76%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+29.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$108K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
25.5%
$10,607/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
4 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
3.9 yr
Rental only

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

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Nightly Rate (ADR)
$912/night
50% ($456)Brixfox estimate($912/night)200% ($1824)
Occupancy
55%
10%Brixfox estimate(55%)100%

Short-Term Rental

Yearly income
$127,285
Airbnb data$912/night · 55% occupancy
Rental income
$912/night · 55% occ.
$183,083
Running costs (20%)
Utilities, cleaning, maintenance
-$36,617
Income tax (10%)
Indonesian rental income tax
-$18,308
Property tax
Annual property tax
-$873
Net income
25.5% ROI
$127,285

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

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$498,800
BPHTB (freehold transfer tax)$24,940
Notary & registration$1,800
Legal / due diligence$4,988
Total acquisition costs$31,728
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$6,850
($0–$13,700)
Furnishing & STR launch
4bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$50,100
All-in investment$587,478

Gross yield (asking)

36.7%

True gross yield (all-in)

31.2%

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 Ungasan.

$8.8M$6.6M$4.4M$2.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $499K
Capital appreciation
Property value growing at +4%/yr based on Ungasan 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 4: rental income alone has repaid the full purchase price.
2x return
Year 4: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$607K
+22%
Rental Income
+$676K
Total Position
$1.3M
+157%
20.8%/yr
Year 10
Capital Value
$738K
+48%
Rental Income
+$1.5M
Total Position
$2.2M
+341%
16.0%/yr
Year 20
Capital Value
$1.1M
+119%
Rental Income
+$3.4M
Total Position
$4.5M
+805%
11.6%/yr
Year 30
Capital Value
$1.6M
+224%
Rental Income
+$6.1M
Total Position
$7.7M
+1438%
9.5%/yr

Location

Ungasan

Ungasan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
25.5% annual return
Occupancy
Average
55% average occupancy
Nightly Rate
Strong
$912 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
220 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 25.5% — outperforms most villas in this market
Premium nightly rate of $912 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 55% — 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

35% occ.
16.2%
$6,724/mo
45% occ.
20.8%
$8,665/mo
55% occ.
25.5%
$10,607/mo
current
65% occ.
30.2%
$12,548/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.