Brand new 2 bedroom villa in a cluster in Ungasan

Brand new 2 bedroom villa in a cluster in Ungasan

Bali, Bali

$253k

Price

10.3%

ROI

2

Bedrooms

78%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 130 m²
Build: 218 m²
Est. Revenue: $39k/yr
Avg Nightly Rate: $136

Investment Analysis

Discover a prime investment opportunity with this off-plan villa project in Ungasan area, 10 minutes to Jimbaran of Uluwatu.

Villas of Bali
Bali / Ungasan

Brand new 2 bedroom villa in a cluster in Ungasan

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
218 m²
Land Plot
130 m²
Tenure
Lease 29yr
Yield Curve Status

Grade C investment — long-term rental yields 11.4% net return annually.

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The Investment

Brixfox Score40
GradeC
Brixfox Intelligence
40CModerate
Score Breakdown
ROI & Yield44%
Capital Growth42%
Risk Profile43%
Market Demand40%

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
+11.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.6%
+$7K in 5yr (+3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.5%
$2,220/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
9.5 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$136/night
50% ($68)Brixfox estimate($136/night)200% ($272)
Occupancy
78%
10%Brixfox estimate(78%)100%

Short-Term Rental

Yearly income
$26,634
Airbnb data$136/night · 78% occupancy
Rental income
$136/night · 78% occ.
$38,682
Running costs (20%)
Utilities, cleaning, maintenance
-$7,736
Income tax (10%)
Indonesian rental income tax
-$3,868
Property tax
Annual property tax
-$443
Net income
10.5% ROI
$26,634

Long-Term Rental

Yearly income
$28,783
7 comps
Rental income
$4,210/mo
$40,419
Agency fee (10%)
Finder's fee per tenant
-$4,042
Vacancy (~8%)
1.5mo gap per tenancy
-$3,109
Income tax (10%)
Indonesian rental income tax
-$4,042
Property tax
Annual property tax
-$443
Net income
11.4% ROI
$28,783

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 29 years remaining.

$1.4M$1.0M$693K$346K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $253KPeak Capital Value: Yr 4 ($262K)Paid 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
$260K
+3%
24 years remaining
Rental Income
+$141K
Total Position
$402K
+59%
9.7%/yr
Year 10
Capital Value
$239K
-5%
19 years remaining
Rental Income
+$305K
Total Position
$545K
+115%
8.0%/yr
Year 15
Capital Value
$161K
-36%
14 years remaining
Rental Income
+$495K
Total Position
$656K
+159%
6.6%/yr
Year 20
Capital Value
$79K
-69%
9 years remaining
Rental Income
+$716K
Total Position
$795K
+214%
5.9%/yr

Location

Bali

Ungasan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
10.5% annual return
Occupancy
Strong
78% average occupancy
Nightly Rate
Good
$136 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
130 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
29 years remaining on lease

Top Highlights

High rental yield at 10.5% — outperforms most Bali villas
Strong occupancy at 78% — consistent booking demand
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Compact plot at 130 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

58% occ.
7.8%
$1,640/mo
68% occ.
9.2%
$1,930/mo
78% occ.
10.5%
$2,220/mo
current
88% occ.
11.9%
$2,509/mo

Lease Timeline

29 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.