Leasehold – 30 years + 30-year extension option

Leasehold – 30 years + 30-year extension option

Bali, Bali

$451k

Price

5.1%

ROI

2

Bedrooms

68%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 170 m²
Build: 112 m²
Est. Revenue: $34k/yr
Avg Nightly Rate: $137

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 5.1% net return annually.

Go to Source via Villas of Bali

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
+6.0%
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
5.1%
$1,911/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
26 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
19.6 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$137/night
50% ($69)Brixfox estimate($137/night)200% ($275)
Occupancy
68%
10%Brixfox estimate(68%)100%

Short-Term Rental

Yearly income
$22,933
Airbnb data$137/night · 68% occupancy
Rental income
$137/night · 68% occ.
$33,887
Running costs (20%)
Utilities, cleaning, maintenance
-$6,777
Income tax (10%)
Indonesian rental income tax
-$3,389
Property tax
Annual property tax
-$789
Net income
5.1% ROI
$22,933

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 2.6x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 30 years remaining.

$1.3M$941K$627K$314K$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 16: 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
+$122K
Total Position
$592K
+31%
5.6%/yr
Year 10
Capital Value
$454K
+1%
20 years remaining
Rental Income
+$263K
Total Position
$717K
+59%
4.8%/yr
Year 15
Capital Value
$316K
-30%
15 years remaining
Rental Income
+$427K
Total Position
$742K
+65%
3.4%/yr
Year 20
Capital Value
$163K
-64%
10 years remaining
Rental Income
+$616K
Total Position
$779K
+73%
2.8%/yr

Location

Bali

Ubud, Approximate area

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Villa Scorecard

Location
Good
Popular area with steady demand
Rental Yield
Good
5.1% annual return
Occupancy
Good
68% average occupancy
Nightly Rate
Good
$137 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

Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Commercial Zone verified — fully licensed for short-term rentals
30+ year lease — strong tenure runway

Watch Out

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

48% occ.
3.5%
$1,326/mo
58% occ.
4.3%
$1,619/mo
68% occ.
5.1%
$1,911/mo
current
78% occ.
5.9%
$2,203/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.