New 2-Bedroom Villa with Alang Alang Terrace – 24-Year Leasehold in Lodtunduh, Ubud

New 2-Bedroom Villa with Alang Alang Terrace – 24-Year Leasehold in Lodtunduh, Ubud

Bali, Bali

$136k

Price

6.6%

ROI

2

Bedrooms

41%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 150 m²
Build: 90 m²
Est. Revenue: $25k/yr
Avg Nightly Rate: $165

Investment Analysis

A newly built 2-bedroom leasehold villa in Lodtunduh, Ubud, completed in 2024 and set in a quiet family-friendly compound.

Villas of Bali
Bali / Lodtunduh, Ubud

New 2-Bedroom Villa with Alang Alang Terrace – 24-Year Leasehold in Lodtunduh, Ubud

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
90 m²
Land Plot
150 m²
Tenure
Lease 24yr
Yield Curve Status

Grade C investment — short-term rental yields 12.7% net return annually.

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The Investment

Brixfox Score43
GradeC
Brixfox Intelligence
43CModerate
Score Breakdown
ROI & Yield47%
Capital Growth45%
Risk Profile46%
Market Demand43%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+11.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-1.6%
-$11K in 5yr (-8%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
12.7%
$1,436/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
7.9 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$165/night
50% ($83)Brixfox estimate($165/night)200% ($330)
Occupancy
41%
10%Brixfox estimate(41%)100%

Short-Term Rental

Yearly income
$17,236
Airbnb data$165/night · 41% occupancy
Rental income
$165/night · 41% occ.
$24,962
Running costs (20%)
Utilities, cleaning, maintenance
-$4,992
Income tax (10%)
Indonesian rental income tax
-$2,496
Property tax
Annual property tax
-$238
Net income
12.7% ROI
$17,236

Long-Term Rental

Yearly income
$8,813
18 comps
Rental income
$1,304/mo
$12,516
Agency fee (10%)
Finder's fee per tenant
-$1,252
Vacancy (~8%)
1.5mo gap per tenancy
-$963
Income tax (10%)
Indonesian rental income tax
-$1,252
Property tax
Annual property tax
-$238
Net income
6.5% ROI
$8,813

Short-term rental earns 2.0x 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$135,802
BPHTB (freehold transfer tax)$6,790
Notary & registration$1,800
Legal / due diligence$1,500
Total acquisition costs$10,090
Renovation (~$130/m², from finish level)
Estimated from finish level — mid-range usually needs light refresh.		$11,700
($7,200–$16,200)
Furnishing & STR launch
2bd × $3,500 base + appliances, electronics, outdoor, licence, photography, linens.		$22,300
All-in investment$179,892

Gross yield (asking)

18.4%

True gross yield (all-in)

13.9%

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 24 years remaining.

$682K$512K$341K$171K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $136KPeak Capital Value: NowPaid 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 8: 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 5
Capital Value
$125K
-8%
19 years remaining
Rental Income
+$92K
Total Position
$216K
+59%
9.8%/yr
Year 10
Capital Value
$84K
-38%
14 years remaining
Rental Income
+$198K
Total Position
$281K
+107%
7.6%/yr
Year 15
Capital Value
$41K
-70%
9 years remaining
Rental Income
+$321K
Total Position
$362K
+166%
6.8%/yr
Year 20
Capital Value
$11K
-92%
4 years remaining
Rental Income
+$463K
Total Position
$474K
+249%
6.5%/yr

Location

Bali

Lodtunduh, Ubud, Approximate area

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Villa Scorecard

Location
Good
Popular area with steady demand
Rental Yield
Strong
12.7% annual return
Occupancy
Weak
41% average occupancy
Nightly Rate
Good
$165 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
150 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
24 years remaining on lease

Top Highlights

High rental yield at 12.7% — outperforms most villas in this market
Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

Occupancy at 41% — factor in seasonal gaps
Compact plot at 150 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

30% occ.
9.1%
$1,035/mo
40% occ.
12.2%
$1,386/mo
41% occ.
12.7%
$1,436/mo
current
51% occ.
15.8%
$1,788/mo

Lease Timeline

24 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 9 years while the property is still easy to sell.

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.