Modern Tree-Bedroom Villa in Ubud: A Fusion of Luxury and Nature

Modern Tree-Bedroom Villa in Ubud: A Fusion of Luxury and Nature

Bali, Bali

$370k

Price

11.3%

ROI

3

Bedrooms

63%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 240 m²
Build: 206 m²
Est. Revenue: $62k/yr
Avg Nightly Rate: $268

Investment Analysis

A 3-bedroom leasehold villa in the northern part of central Ubud, completed in June 2024 and positioned for privacy at the end of a quiet side street.

Villas of Bali
Bali / Ubud
Commercial Zone

Modern Tree-Bedroom Villa in Ubud: A Fusion of Luxury and Nature

Inventory
3 Beds
Bathrooms
4 Baths
Built Area
206 m²
Land Plot
240 m²
Tenure
Lease 30yr
Yield Curve Status

Grade C+ investment — short-term rental yields 11.5% net return annually.

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The Investment

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

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
+12.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.9%
+$16K in 5yr (+4%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
11.5%
$3,554/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
8.7 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$268/night
50% ($134)Brixfox estimate($268/night)200% ($536)
Occupancy
63%
10%Brixfox estimate(63%)100%

Short-Term Rental

Yearly income
$42,649
Airbnb data$268/night · 63% occupancy
Rental income
$268/night · 63% occ.
$61,854
Running costs (20%)
Utilities, cleaning, maintenance
-$12,371
Income tax (10%)
Indonesian rental income tax
-$6,185
Property tax
Annual property tax
-$648
Net income
11.5% ROI
$42,649

Long-Term Rental

Yearly income
$18,593
11 comps
Rental income
$2,772/mo
$26,610
Agency fee (10%)
Finder's fee per tenant
-$2,661
Vacancy (~8%)
1.5mo gap per tenancy
-$2,047
Income tax (10%)
Indonesian rental income tax
-$2,661
Property tax
Annual property tax
-$648
Net income
5.0% ROI
$18,593

Short-term rental earns 2.3x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 30 years remaining.

$2.3M$1.8M$1.2M$583K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Purchase PriceIlliquid zoneUnsellableToday: $370KPeak Capital Value: Yr 5 ($386K)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 8: 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
$386K
+4%
25 years remaining
Rental Income
+$226K
Total Position
$613K
+65%
10.6%/yr
Year 10
Capital Value
$373K
+1%
20 years remaining
Rental Income
+$489K
Total Position
$862K
+133%
8.8%/yr
Year 15
Capital Value
$260K
-30%
15 years remaining
Rental Income
+$793K
Total Position
$1.1M
+184%
7.2%/yr
Year 20
Capital Value
$134K
-64%
10 years remaining
Rental Income
+$1.1M
Total Position
$1.3M
+246%
6.4%/yr

Location

Bali

Ubud, Approximate area

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Villa Scorecard

Location
Good
Popular area with steady demand
Rental Yield
Strong
11.5% annual return
Occupancy
Good
63% average occupancy
Nightly Rate
Strong
$268 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
240 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
30 years remaining on lease

Top Highlights

High rental yield at 11.5% — outperforms most Bali villas
Premium nightly rate of $268 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Compact plot at 240 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

43% occ.
7.8%
$2,414/mo
53% occ.
9.7%
$2,984/mo
63% occ.
11.5%
$3,554/mo
current
73% occ.
13.4%
$4,124/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.