Charming One-Bedroom Villa in Ubud’s Alchemy District – A Serene Investment Opportunity

Charming One-Bedroom Villa in Ubud’s Alchemy District – A Serene Investment Opportunity

Bali, Bali

$210k

Price

6.2%

ROI

1

Bedrooms

57%

Occupancy

1 Bathrooms
Ownership: leasehold
Land: 220.58 m²
Build: 118.45 m²
Est. Revenue: $18k/yr
Avg Nightly Rate: $89

Investment Analysis

Discover the charm of Bali in this exquisite one-bedroom villa located in the tranquil Alchemy district of Ubud, just 2 km from the vibrant city center. With a generous land size of 220.58 sqm and a well-appointed living space of 118.45 sqm, this villa offers a perfect blend of comfort and elegance, ideally suited for both personal use and as a high-return investment.

Villas of Bali
Bali / Ubud
Commercial Zone

Charming One-Bedroom Villa in Ubud’s Alchemy District – A Serene Investment Opportunity

Inventory
1 Beds
Bathrooms
1 Baths
Built Area
118.45 m²
Land Plot
220.58 m²
Tenure
Lease 23yr
Yield Curve Status

Grade B investment — long-term rental yields 6.5% net return annually.

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The Investment

Brixfox Score56
GradeB
Brixfox Intelligence
56BStrong
Score Breakdown
ROI & Yield62%
Capital Growth59%
Risk Profile58%
Market Demand56%

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
+3.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-2.6%
-$27K in 5yr (-13%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.9%
$1,039/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
16.8 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$89/night
50% ($44)Brixfox estimate($89/night)200% ($178)
Occupancy
57%
10%Brixfox estimate(57%)100%

Short-Term Rental

Yearly income
$12,465
Airbnb data$89/night · 57% occupancy
Rental income
$89/night · 57% occ.
$18,332
Running costs (20%)
Utilities, cleaning, maintenance
-$3,666
Income tax (10%)
Indonesian rental income tax
-$1,833
Property tax
Annual property tax
-$367
Net income
5.9% ROI
$12,465

Long-Term Rental

Yearly income
$13,620
21 comps
Rental income
$2,015/mo
$19,345
Agency fee (10%)
Finder's fee per tenant
-$1,934
Vacancy (~8%)
1.5mo gap per tenancy
-$1,488
Income tax (10%)
Indonesian rental income tax
-$1,934
Property tax
Annual property tax
-$367
Net income
6.5% ROI
$13,620

Long-term rental earns more with lower risk and less effort.

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$209,877
BPHTB (freehold transfer tax)$10,494
Notary & registration$1,800
Legal / due diligence$2,099
Total acquisition costs$14,393
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$2,961
($0–$5,923)
Furnishing & STR launch
1bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$28,500
All-in investment$255,731

Gross yield (asking)

8.7%

True gross yield (all-in)

7.2%

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.

$465K$349K$233K$116K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $210KPeak Capital Value: NowPaid 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 14: 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
$182K
-13%
18 years remaining
Rental Income
+$66K
Total Position
$249K
+18%
3.4%/yr
Year 10
Capital Value
$118K
-44%
13 years remaining
Rental Income
+$143K
Total Position
$260K
+24%
2.2%/yr
Year 15
Capital Value
$54K
-74%
8 years remaining
Rental Income
+$232K
Total Position
$286K
+36%
2.1%/yr
Year 20
Capital Value
$14K
-94%
3 years remaining
Rental Income
+$335K
Total Position
$348K
+66%
2.6%/yr

Location

Bali

Ubud, Approximate area

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Villa Scorecard

Location
Good
Popular area with steady demand
Rental Yield
Good
5.9% annual return
Occupancy
Average
57% average occupancy
Nightly Rate
Average
$89 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
221 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Good
23 years remaining on lease

Top Highlights

Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Commercial Zone verified — fully licensed for short-term rentals

Watch Out

Occupancy at 57% — factor in seasonal gaps
ADR of $89 limits revenue ceiling — consider repositioning 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

37% occ.
3.8%
$660/mo
47% occ.
4.9%
$850/mo
57% occ.
5.9%
$1,039/mo
current
67% occ.
7.0%
$1,228/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.