READY NOW LUXURY 4 BEDROOM VILLA FOR SALE LEASEHOLD IN UBUD BE-2965

READY NOW LUXURY 4 BEDROOM VILLA FOR SALE LEASEHOLD IN UBUD BE-2965

Bali, Bali

$1.4M

Price

4.3%

ROI

4

Bedrooms

38%

Occupancy

6 Bathrooms
Ownership: leasehold
Land: 928 m²
Build: 930 m²
Est. Revenue: $73k/yr
Avg Nightly Rate: $522

Investment Analysis

Located in the peaceful area of Pejeng Kelod, Ubud, this villa offers a serene atmosphere while still being conveniently close to Ubud’s main attractions. Within a short drive, you can reach the vibrant center of Ubud, known for its cafes, restaurants, art galleries, yoga studios, and cultural landmarks. The area is also surrounded by lush greenery and traditional Balinese villages, making it perfect for those seeking tranquility while staying connected to daily conveniences.

Bali Exception
Bali / Ubud

READY NOW LUXURY 4 BEDROOM VILLA FOR SALE LEASEHOLD IN UBUD BE-2965

Inventory
4 Beds
Bathrooms
6 Baths
Built Area
930 m²
Land Plot
928 m²
Tenure
Lease 29yr
Yield Curve Status

Grade C+ investment — long-term rental yields 4.0% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score49
GradeC+
Brixfox Intelligence
49C+Moderate
Score Breakdown
ROI & Yield54%
Capital Growth51%
Risk Profile52%
Market Demand49%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+4.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.6%
+$39K in 5yr (+3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.6%
$4,054/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
28 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
27.7 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$522/night
50% ($261)Brixfox estimate($522/night)200% ($1044)
Occupancy
38%
10%Brixfox estimate(38%)100%

Short-Term Rental

Yearly income
$48,650
Airbnb data$522/night · 38% occupancy
Rental income
$522/night · 38% occ.
$72,874
Running costs (20%)
Utilities, cleaning, maintenance
-$14,575
Income tax (10%)
Indonesian rental income tax
-$7,287
Property tax
Annual property tax
-$2,362
Net income
3.6% ROI
$48,650

Long-Term Rental

Yearly income
$54,611
10 comps
Rental income
$8,208/mo
$78,793
Agency fee (10%)
Finder's fee per tenant
-$7,879
Vacancy (~8%)
1.5mo gap per tenancy
-$6,061
Income tax (10%)
Indonesian rental income tax
-$7,879
Property tax
Annual property tax
-$2,362
Net income
4.0% ROI
$54,611

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$1,350,000
BPHTB (freehold transfer tax)$67,500
Notary & registration$1,800
Legal / due diligence$13,500
Total acquisition costs$82,800
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$23,250
($0–$46,500)
Furnishing & STR launch
4bd × $12,000 base + appliances, electronics, outdoor, licence, photography, linens.		$82,600
All-in investment$1,538,650

Gross yield (asking)

5.4%

True gross yield (all-in)

4.7%

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 29 years remaining.

$2.5M$1.9M$1.3M$632K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $1.4MPeak Capital Value: Yr 4 ($1.4M)Paid back
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 21: 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 5
Capital Value
$1.4M
+3%
24 years remaining
Rental Income
+$258K
Total Position
$1.6M
+22%
4.1%/yr
Year 10
Capital Value
$1.3M
-5%
19 years remaining
Rental Income
+$558K
Total Position
$1.8M
+36%
3.1%/yr
Year 15
Capital Value
$858K
-36%
14 years remaining
Rental Income
+$905K
Total Position
$1.8M
+31%
1.8%/yr
Year 20
Capital Value
$423K
-69%
9 years remaining
Rental Income
+$1.3M
Total Position
$1.7M
+28%
1.2%/yr

Location

Bali

Ubud, Approximate area

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Villa Scorecard

Location
Good
Popular area with steady demand
Rental Yield
Average
3.6% annual return
Occupancy
Weak
38% average occupancy
Nightly Rate
Strong
$522 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
928 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
29 years remaining on lease

Top Highlights

Premium nightly rate of $522 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 928 m² land — room for expansion or amenities

Watch Out

Yield of 3.6% is near the market average — model your cashflow carefully
Occupancy at 38% — 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.
2.8%
$3,136/mo
40% occ.
3.8%
$4,247/mo
38% occ.
3.6%
$4,054/mo
current
48% occ.
4.6%
$5,165/mo

Lease Timeline

29 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.