Modern Elegance in Ubud,Mas – Luxurious Two-Bedroom Villa

Modern Elegance in Ubud,Mas – Luxurious Two-Bedroom Villa

Bali, Bali

$420k

Price

2.9%

ROI

2

Bedrooms

60%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 188 m²
Build: 148 m²
Est. Revenue: $18k/yr
Avg Nightly Rate: $81

Investment Analysis

A 2-bedroom leasehold villa in Mas, Ubud, scheduled for completion in August 2025 and designed for modern comfort with a forest view backdrop.

Villas of Bali
Bali / Ubud

Modern Elegance in Ubud,Mas – Luxurious Two-Bedroom Villa

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
148 m²
Land Plot
188 m²
Tenure
Lease 30yr
Yield Curve Status

Grade C investment — short-term rental yields 2.8% 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
+3.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.9%
+$18K in 5yr (+4%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.8%
$974/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
29 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
35.9 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$81/night
50% ($40)Brixfox estimate($81/night)200% ($161)
Occupancy
60%
10%Brixfox estimate(60%)100%

Short-Term Rental

Yearly income
$11,688
Airbnb data$81/night · 60% occupancy
Rental income
$81/night · 60% occ.
$17,747
Running costs (20%)
Utilities, cleaning, maintenance
-$3,549
Income tax (10%)
Indonesian rental income tax
-$1,775
Property tax
Annual property tax
-$735
Net income
2.8% ROI
$11,688

Long-Term Rental

Yearly income
$11,392
20 comps
Rental income
$1,747/mo
$16,771
Agency fee (10%)
Finder's fee per tenant
-$1,677
Vacancy (~8%)
1.5mo gap per tenancy
-$1,290
Income tax (10%)
Indonesian rental income tax
-$1,677
Property tax
Annual property tax
-$735
Net income
2.7% ROI
$11,392

Short-term rental earns 1.0x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 30 years remaining.

$641K$480K$320K$160K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Purchase PriceIlliquid zoneUnsellableToday: $420KPeak Capital Value: Yr 5 ($438K)Paid back
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 25: 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 5Peak
Capital Value
$438K
+4%
25 years remaining
Rental Income
+$62K
Total Position
$500K
+19%
3.6%/yr
Year 10
Capital Value
$423K
+1%
20 years remaining
Rental Income
+$134K
Total Position
$557K
+33%
2.9%/yr
Year 15
Capital Value
$294K
-30%
15 years remaining
Rental Income
+$217K
Total Position
$512K
+22%
1.3%/yr
Year 20
Capital Value
$152K
-64%
10 years remaining
Rental Income
+$314K
Total Position
$466K
+11%
0.5%/yr

Location

Bali

Ubud, Approximate area

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Villa Scorecard

Location
Good
Popular area with steady demand
Rental Yield
Weak
2.8% annual return
Occupancy
Good
60% average occupancy
Nightly Rate
Average
$81 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
188 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
30 years remaining on lease

Top Highlights

Stunning visuals with 9/10 instagrammability — commands premium nightly rates
30+ year lease — strong tenure runway

Watch Out

Yield of 2.8% is below the market average — model your cashflow carefully
ADR of $81 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

40% occ.
1.8%
$631/mo
50% occ.
2.3%
$802/mo
60% occ.
2.8%
$974/mo
current
70% occ.
3.3%
$1,146/mo

Lease Timeline

30 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.