Leasehold – 30 years + 30-year extension option

Leasehold – 30 years + 30-year extension option

Bali, Bali

$451k

Price

3.6%

ROI

2

Bedrooms

47%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 170 m²
Build: 112 m²
Est. Revenue: $36k/yr
Avg Nightly Rate: $210

Investment Analysis

This off-plan 2-bedroom villa in the Ubud area is part of a premium 4,000 sqm complex in a quiet central setting surrounded by greenery and rice fields.

Villas of Bali
Bali / Ubud
Commercial Zone

Leasehold – 30 years + 30-year extension option

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

Grade C+ investment — short-term rental yields 5.4% net return annually.

Go to Source via Villas of Bali

The Investment

Brixfox Score48
GradeC+
Brixfox Intelligence
48C+Moderate
Score Breakdown
ROI & Yield53%
Capital Growth50%
Risk Profile51%
Market Demand48%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+6.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.9%
+$20K in 5yr (+4%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.4%
$2,025/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
24 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
18.5 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$210/night
50% ($105)Brixfox estimate($210/night)200% ($420)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Yearly income
$24,300
Airbnb data$210/night · 47% occupancy
Rental income
$210/night · 47% occ.
$35,841
Running costs (20%)
Utilities, cleaning, maintenance
-$7,168
Income tax (10%)
Indonesian rental income tax
-$3,584
Property tax
Annual property tax
-$789
Net income
5.4% ROI
$24,300

Long-Term Rental

Yearly income
$8,708
21 comps
Rental income
$1,368/mo
$13,134
Agency fee (10%)
Finder's fee per tenant
-$1,313
Vacancy (~8%)
1.5mo gap per tenancy
-$1,010
Income tax (10%)
Indonesian rental income tax
-$1,313
Property tax
Annual property tax
-$789
Net income
1.9% ROI
$8,708

Short-term rental earns 2.8x 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$450,617
BPHTB (freehold transfer tax)$22,531
Notary & registration$1,800
Legal / due diligence$4,506
Total acquisition costs$28,837
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$2,800
($0–$5,600)
Furnishing & STR launch
2bd × $12,000 base + appliances, electronics, outdoor, licence, photography, linens.		$55,000
All-in investment$537,254

Gross yield (asking)

8.0%

True gross yield (all-in)

6.7%

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 30 years remaining.

$1.3M$997K$665K$332K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Purchase PriceIlliquid zoneUnsellableToday: $451KPeak Capital Value: Yr 5 ($470K)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 15: 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
$470K
+4%
25 years remaining
Rental Income
+$129K
Total Position
$599K
+33%
5.9%/yr
Year 10
Capital Value
$454K
+1%
20 years remaining
Rental Income
+$279K
Total Position
$733K
+63%
5.0%/yr
Year 15
Capital Value
$316K
-30%
15 years remaining
Rental Income
+$452K
Total Position
$768K
+70%
3.6%/yr
Year 20
Capital Value
$163K
-64%
10 years remaining
Rental Income
+$653K
Total Position
$816K
+81%
3.0%/yr

Location

Bali

Ubud, Approximate area

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Villa Scorecard

Location
Good
Popular area with steady demand
Rental Yield
Good
5.4% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Strong
$210 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
170 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
30 years remaining on lease

Top Highlights

Premium nightly rate of $210 — 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

Occupancy at 47% — factor in seasonal gaps
Compact plot at 170 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

30% occ.
3.4%
$1,276/mo
40% occ.
4.6%
$1,724/mo
47% occ.
5.4%
$2,025/mo
current
57% occ.
6.6%
$2,472/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.