Modern 2-Bedroom Villa with Garden Views and Prime Amenities – 24-Year Leasehold in Lodtunduh, Ubud

Modern 2-Bedroom Villa with Garden Views and Prime Amenities – 24-Year Leasehold in Lodtunduh, Ubud

Bali, Bali

$170k

Price

5.9%

ROI

2

Bedrooms

41%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 225 m²
Build: 180 m²
Est. Revenue: $28k/yr
Avg Nightly Rate: $182

Investment Analysis

Located in the serene area of Lodtunduh, Ubud, this newly built 2-bedroom villa combines modern design with a peaceful garden view.

Villas of Bali
Bali / Lodtunduh, Ubud

Modern 2-Bedroom Villa with Garden Views and Prime Amenities – 24-Year Leasehold in Lodtunduh, Ubud

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

Grade C investment — short-term rental yields 11.2% net return annually.

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The Investment

Brixfox Score44
GradeC
Brixfox Intelligence
44CModerate
Score Breakdown
ROI & Yield48%
Capital Growth46%
Risk Profile47%
Market Demand44%

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
+9.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-1.6%
-$14K in 5yr (-8%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
11.2%
$1,580/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
9.0 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$182/night
50% ($91)Brixfox estimate($182/night)200% ($364)
Occupancy
41%
10%Brixfox estimate(41%)100%

Short-Term Rental

Yearly income
$18,960
Airbnb data$182/night · 41% occupancy
Rental income
$182/night · 41% occ.
$27,510
Running costs (20%)
Utilities, cleaning, maintenance
-$5,502
Income tax (10%)
Indonesian rental income tax
-$2,751
Property tax
Annual property tax
-$297
Net income
11.2% ROI
$18,960

Long-Term Rental

Yearly income
$14,555
18 comps
Rental income
$2,140/mo
$20,540
Agency fee (10%)
Finder's fee per tenant
-$2,054
Vacancy (~8%)
1.5mo gap per tenancy
-$1,580
Income tax (10%)
Indonesian rental income tax
-$2,054
Property tax
Annual property tax
-$297
Net income
8.6% ROI
$14,555

Short-term rental earns 1.3x 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$169,753
BPHTB (freehold transfer tax)$8,488
Notary & registration$1,800
Legal / due diligence$1,698
Total acquisition costs$11,986
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$4,500
($0–$9,000)
Furnishing & STR launch
2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$35,700
All-in investment$221,939

Gross yield (asking)

16.2%

True gross yield (all-in)

12.4%

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.

$751K$563K$375K$188K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $170KPeak 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 9: 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
$156K
-8%
19 years remaining
Rental Income
+$101K
Total Position
$257K
+51%
8.6%/yr
Year 10
Capital Value
$105K
-38%
14 years remaining
Rental Income
+$217K
Total Position
$322K
+90%
6.6%/yr
Year 15
Capital Value
$52K
-70%
9 years remaining
Rental Income
+$353K
Total Position
$404K
+138%
6.0%/yr
Year 20
Capital Value
$14K
-92%
4 years remaining
Rental Income
+$509K
Total Position
$524K
+208%
5.8%/yr

Location

Bali

Lodtunduh, Ubud, Approximate area

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Villa Scorecard

Location
Good
Popular area with steady demand
Rental Yield
Strong
11.2% annual return
Occupancy
Weak
41% average occupancy
Nightly Rate
Good
$182 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Average
225 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
24 years remaining on lease

Top Highlights

High rental yield at 11.2% — 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 225 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.
8.0%
$1,137/mo
40% occ.
10.8%
$1,525/mo
41% occ.
11.2%
$1,580/mo
current
51% occ.
13.9%
$1,967/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.