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

6.8%

ROI

2

Bedrooms

58%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 150 m²
Build: 90 m²
Est. Revenue: $14k/yr
Avg Nightly Rate: $64

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 6.8% net return annually.

Go to Source via Villas of Bali

The Investment

Brixfox Score45
GradeC+
Brixfox Intelligence
45C+Moderate
Score Breakdown
ROI & Yield50%
Capital Growth47%
Risk Profile48%
Market Demand45%

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
+5.2%
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
6.8%
$771/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
21 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
14.7 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$64/night
50% ($32)Brixfox estimate($64/night)200% ($128)
Occupancy
58%
10%Brixfox estimate(58%)100%

Short-Term Rental

Yearly income
$9,247
Airbnb data$64/night · 58% occupancy
Rental income
$64/night · 58% occ.
$13,549
Running costs (20%)
Utilities, cleaning, maintenance
-$2,710
Income tax (10%)
Indonesian rental income tax
-$1,355
Property tax
Annual property tax
-$238
Net income
6.8% ROI
$9,247

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 1.0x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 24 years remaining.

$366K$275K$183K$92K$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 13: 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
+$49K
Total Position
$174K
+28%
5.1%/yr
Year 10
Capital Value
$84K
-38%
14 years remaining
Rental Income
+$106K
Total Position
$190K
+40%
3.4%/yr
Year 15
Capital Value
$41K
-70%
9 years remaining
Rental Income
+$172K
Total Position
$213K
+57%
3.1%/yr
Year 20
Capital Value
$11K
-92%
4 years remaining
Rental Income
+$248K
Total Position
$260K
+91%
3.3%/yr

Location

Bali

Lodtunduh, Ubud, Approximate area

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Villa Scorecard

Location
Good
Popular area with steady demand
Rental Yield
Good
6.8% annual return
Occupancy
Average
58% average occupancy
Nightly Rate
Weak
$64 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

Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

Occupancy at 58% — factor in seasonal gaps
ADR of $64 limits revenue ceiling — consider repositioning potential

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

38% occ.
4.4%
$498/mo
48% occ.
5.6%
$634/mo
58% occ.
6.8%
$771/mo
current
68% occ.
8.0%
$907/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.