Exquisite Architectural Villa in Kutuh Kaja, Ubud – A Blend of Modern Luxury and Natural Elegance

Exquisite Architectural Villa in Kutuh Kaja, Ubud – A Blend of Modern Luxury and Natural Elegance

Bali, Bali

$315k

Price

7.1%

ROI

2

Bedrooms

46%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 170 m²
Build: 179 m²
Est. Revenue: $34k/yr
Avg Nightly Rate: $203

Investment Analysis

A 2-bedroom leasehold villa in Kutuh Kaja, Ubud, designed with a focus on sustainable luxury and high-quality construction.

Villas of Bali
Bali / Ubud
Commercial Zone

Exquisite Architectural Villa in Kutuh Kaja, Ubud – A Blend of Modern Luxury and Natural Elegance

Inventory
2 Beds
Bathrooms
3 Baths
Built Area
179 m²
Land Plot
170 m²
Tenure
Lease 23yr
Yield Curve Status

Grade C+ investment — short-term rental yields 7.4% net return annually.

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The Investment

Brixfox Score53
GradeC+
Brixfox Intelligence
53C+Moderate
Score Breakdown
ROI & Yield58%
Capital Growth56%
Risk Profile55%
Market Demand53%

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
+4.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-2.6%
-$41K in 5yr (-13%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.4%
$1,951/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
20 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
13.4 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$203/night
50% ($101)Brixfox estimate($203/night)200% ($405)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$23,416
Airbnb data$203/night · 46% occupancy
Rental income
$203/night · 46% occ.
$34,238
Running costs (20%)
Utilities, cleaning, maintenance
-$6,848
Income tax (10%)
Indonesian rental income tax
-$3,424
Property tax
Annual property tax
-$551
Net income
7.4% ROI
$23,416

Long-Term Rental

Yearly income
$17,028
11 comps
Rental income
$2,532/mo
$24,311
Agency fee (10%)
Finder's fee per tenant
-$2,431
Vacancy (~8%)
1.5mo gap per tenancy
-$1,870
Income tax (10%)
Indonesian rental income tax
-$2,431
Property tax
Annual property tax
-$551
Net income
5.4% ROI
$17,028

Short-term rental earns 1.4x 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$314,815
BPHTB (freehold transfer tax)$15,741
Notary & registration$1,800
Legal / due diligence$3,148
Total acquisition costs$20,689
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$4,475
($0–$8,950)
Furnishing & STR launch
2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$35,700
All-in investment$375,679

Gross yield (asking)

10.9%

True gross yield (all-in)

9.1%

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 23 years remaining.

$874K$655K$437K$218K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $315KPeak 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 12: 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
$274K
-13%
18 years remaining
Rental Income
+$124K
Total Position
$398K
+26%
4.8%/yr
Year 10
Capital Value
$176K
-44%
13 years remaining
Rental Income
+$268K
Total Position
$445K
+41%
3.5%/yr
Year 15
Capital Value
$82K
-74%
8 years remaining
Rental Income
+$436K
Total Position
$517K
+64%
3.4%/yr
Year 20
Capital Value
$20K
-94%
3 years remaining
Rental Income
+$629K
Total Position
$649K
+106%
3.7%/yr

Location

Bali

Ubud, Approximate area

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Villa Scorecard

Location
Good
Popular area with steady demand
Rental Yield
Good
7.4% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Strong
$203 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Average
170 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Good
23 years remaining on lease

Top Highlights

Premium nightly rate of $203 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Commercial Zone verified — fully licensed for short-term rentals

Watch Out

Occupancy at 46% — factor in seasonal gaps
Compact plot at 170 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.
4.8%
$1,249/mo
40% occ.
6.4%
$1,681/mo
46% occ.
7.4%
$1,951/mo
current
56% occ.
9.1%
$2,383/mo

Lease Timeline

23 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 8 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.