Beautiful Location Freehold Villa in Ubud

Beautiful Location Freehold Villa in Ubud

Bali, Bali

$833k

Price

3.7%

ROI

3

Bedrooms

42%

Occupancy

3 Bathrooms
Ownership: freehold
Land: 290 m²
Build: 254 m²
Est. Revenue: $46k/yr
Avg Nightly Rate: $305

Investment Analysis

This contemporary 3-bedroom villa is ideally located in the Suweta area of Ubud, less than 10 minutes from Central Ubud and within walking distance to selected shops and restaurants.

Villas of Bali
Bali / Ubud
Commercial Zone

Beautiful Location Freehold Villa in Ubud

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
254 m²
Land Plot
290 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 3.7% net return annually.

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The Investment

Brixfox Score59
GradeB
Brixfox Intelligence
59BStrong
Score Breakdown
ROI & Yield65%
Capital Growth62%
Risk Profile61%
Market Demand59%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+8.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$181K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.7%
$2,584/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
26.9 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$305/night
50% ($152)Brixfox estimate($305/night)200% ($610)
Occupancy
42%
10%Brixfox estimate(42%)100%

Short-Term Rental

Yearly income
$31,003
Airbnb data$305/night · 42% occupancy
Rental income
$305/night · 42% occ.
$46,373
Running costs (20%)
Utilities, cleaning, maintenance
-$9,275
Income tax (10%)
Indonesian rental income tax
-$4,637
Property tax
Annual property tax
-$1,458
Net income
3.7% ROI
$31,003

Long-Term Rental

Yearly income
$25,672
13 comps
Rental income
$3,908/mo
$37,521
Agency fee (10%)
Finder's fee per tenant
-$3,752
Vacancy (~8%)
1.5mo gap per tenancy
-$2,886
Income tax (10%)
Indonesian rental income tax
-$3,752
Property tax
Annual property tax
-$1,458
Net income
3.1% ROI
$25,672

Short-term rental earns 1.2x 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$833,333
BPHTB (freehold transfer tax)$41,667
Notary & registration$1,800
Legal / due diligence$8,333
Total acquisition costs$51,800
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$6,350
($0–$12,700)
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$42,900
All-in investment$934,383

Gross yield (asking)

5.6%

True gross yield (all-in)

5.0%

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

Freehold — 4%/yr appreciation in Bali.

$4.8M$3.6M$2.4M$1.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $833K
Capital appreciation
Property value growing at +4%/yr based on Bali market trends.
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 21: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.0M
+22%
Rental Income
+$165K
Total Position
$1.2M
+41%
7.2%/yr
Year 10
Capital Value
$1.2M
+48%
Rental Income
+$355K
Total Position
$1.6M
+91%
6.7%/yr
Year 20
Capital Value
$1.8M
+119%
Rental Income
+$833K
Total Position
$2.7M
+219%
6.0%/yr
Year 30
Capital Value
$2.7M
+224%
Rental Income
+$1.5M
Total Position
$4.2M
+401%
5.5%/yr

Location

Bali

Ubud, Approximate area

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Villa Scorecard

Location
Good
Popular area with steady demand
Rental Yield
Average
3.7% annual return
Occupancy
Weak
42% average occupancy
Nightly Rate
Strong
$305 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
290 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $305 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Commercial Zone verified — fully licensed for short-term rentals

Watch Out

Yield of 3.7% is near the market average — model your cashflow carefully
Occupancy at 42% — factor in seasonal gaps

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.
2.6%
$1,826/mo
40% occ.
3.6%
$2,476/mo
42% occ.
3.7%
$2,584/mo
current
52% occ.
4.7%
$3,233/mo

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.