Investment villa in a luxury resort in Ubud

Investment villa in a luxury resort in Ubud

Bali, Bali

$199k

Price

5.7%

ROI

1

Bedrooms

45%

Occupancy

Ownership: leasehold
Build: 60 m²
Est. Revenue: $19k/yr
Avg Nightly Rate: $117

Investment Analysis

A managed 1–2 bedroom leasehold villa opportunity within a hillside resort in Ubud, set on 1.7 hectares above terraced rice fields and a river.

Villas of Bali
Bali / Ubud

Investment villa in a luxury resort in Ubud

Inventory
1 Beds
Bathrooms
0 Baths
Built Area
60 m²
Land Plot
0 m²
Tenure
Lease 25yr
Yield Curve Status

Grade C+ investment — short-term rental yields 6.5% net return annually.

Go to Source via Villas of Bali

The Investment

Brixfox Score50
GradeC+
Brixfox Intelligence
50C+Moderate
Score Breakdown
ROI & Yield55%
Capital Growth53%
Risk Profile53%
Market Demand50%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+5.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.7%
-$7K in 5yr (-3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.5%
$1,087/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
22 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
15.3 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$117/night
50% ($59)Brixfox estimate($117/night)200% ($234)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$13,043
Airbnb data$117/night · 45% occupancy
Rental income
$117/night · 45% occ.
$19,131
Running costs (20%)
Utilities, cleaning, maintenance
-$3,826
Income tax (10%)
Indonesian rental income tax
-$1,913
Property tax
Annual property tax
-$349
Net income
6.5% ROI
$13,043

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$199,444
BPHTB (freehold transfer tax)$9,972
Notary & registration$1,800
Legal / due diligence$1,994
Total acquisition costs$13,766
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$1,500
($0–$3,000)
Furnishing & STR launch
1bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$28,500
All-in investment$243,210

Gross yield (asking)

9.6%

True gross yield (all-in)

7.9%

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 25 years remaining.

$547K$410K$273K$137K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $199KPeak 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
$193K
-3%
20 years remaining
Rental Income
+$69K
Total Position
$262K
+31%
5.6%/yr
Year 10
Capital Value
$134K
-33%
15 years remaining
Rental Income
+$150K
Total Position
$284K
+42%
3.6%/yr
Year 15
Capital Value
$69K
-65%
10 years remaining
Rental Income
+$243K
Total Position
$312K
+56%
3.0%/yr
Year 20
Capital Value
$20K
-90%
5 years remaining
Rental Income
+$350K
Total Position
$370K
+86%
3.1%/yr

Location

Bali

Ubud, Approximate area

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Villa Scorecard

Location
Good
Popular area with steady demand
Rental Yield
Good
6.5% annual return
Occupancy
Weak
45% average occupancy
Nightly Rate
Average
$117 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
25 years remaining on lease

Top Highlights

Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Occupancy at 45% — factor in seasonal gaps
ADR of $117 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

30% occ.
4.3%
$719/mo
40% occ.
5.8%
$968/mo
45% occ.
6.5%
$1,087/mo
current
55% occ.
8.0%
$1,336/mo

Lease Timeline

25 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.