3 Bedrooms villa for freehold near Central Ubud

3 Bedrooms villa for freehold near Central Ubud

Bali, Bali

$386k

Price

8.2%

ROI

3

Bedrooms

44%

Occupancy

3 Bathrooms
Ownership: freehold
Land: 400 m²
Build: 275 m²
Est. Revenue: $46k/yr
Avg Nightly Rate: $291

Investment Analysis

Nestled in a serene and chill vibes neighborhood, this villa offers a perfect blend of tranquility and convenience . Surrounded by lush greenery and a well-developed villa community, it provides easy access to vibrant dining spots, cultural attractions, and daily necessities , making it an ideal location for both residential living and investment .

Villas of Bali
Bali / Ubud
Commercial Zone

3 Bedrooms villa for freehold near Central Ubud

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
275 m²
Land Plot
400 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — long-term rental yields 8.3% 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
+12.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$84K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.2%
$2,647/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
12.1 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$291/night
50% ($146)Brixfox estimate($291/night)200% ($583)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Yearly income
$31,759
Airbnb data$291/night · 44% occupancy
Rental income
$291/night · 44% occ.
$46,335
Running costs (20%)
Utilities, cleaning, maintenance
-$9,267
Income tax (10%)
Indonesian rental income tax
-$4,633
Property tax
Annual property tax
-$675
Net income
8.2% ROI
$31,759

Long-Term Rental

Yearly income
$31,990
15 comps
Rental income
$4,706/mo
$45,176
Agency fee (10%)
Finder's fee per tenant
-$4,518
Vacancy (~8%)
1.5mo gap per tenancy
-$3,475
Income tax (10%)
Indonesian rental income tax
-$4,518
Property tax
Annual property tax
-$675
Net income
8.3% ROI
$31,990

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

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$385,802
BPHTB (freehold transfer tax)$19,290
Notary & registration$1,800
Legal / due diligence$3,858
Total acquisition costs$24,948
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$6,875
($0–$13,750)
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$42,900
All-in investment$460,525

Gross yield (asking)

12.0%

True gross yield (all-in)

10.1%

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.

$3.2M$2.4M$1.6M$794K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $386K
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 11: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$469K
+22%
Rental Income
+$169K
Total Position
$638K
+65%
10.6%/yr
Year 10
Capital Value
$571K
+48%
Rental Income
+$364K
Total Position
$935K
+142%
9.3%/yr
Year 20
Capital Value
$845K
+119%
Rental Income
+$853K
Total Position
$1.7M
+340%
7.7%/yr
Year 30
Capital Value
$1.3M
+224%
Rental Income
+$1.5M
Total Position
$2.8M
+616%
6.8%/yr

Location

Bali

Ubud, Approximate area

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Villa Scorecard

Location
Good
Popular area with steady demand
Rental Yield
Strong
8.2% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Strong
$291 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Good
400 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 8.2% — outperforms most villas in this market
Premium nightly rate of $291 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

Occupancy at 44% — 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.
5.6%
$1,806/mo
40% occ.
7.5%
$2,426/mo
44% occ.
8.2%
$2,647/mo
current
54% occ.
10.2%
$3,267/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.