Stunning 5-Bedroom Luxury Villa Penjeng Ubud

Stunning 5-Bedroom Luxury Villa Penjeng Ubud

Bali, Bali

$475k

Price

11.9%

ROI

5

Bedrooms

44%

Occupancy

5 Bathrooms
Ownership: leasehold
Land: 700 m²
Build: 203 m²
Est. Revenue: $73k/yr
Avg Nightly Rate: $458

Investment Analysis

A fully furnished 5-bedroom leasehold villa near Ubud center, set on 700 sqm with a 203 sqm build.

Villas of Bali
Bali / Ubud

Stunning 5-Bedroom Luxury Villa Penjeng Ubud

Inventory
5 Beds
Bathrooms
5 Baths
Built Area
203 m²
Land Plot
700 m²
Tenure
Lease 22yr
Yield Curve Status

Grade B investment — long-term rental yields 13.3% net return annually.

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The Investment

Brixfox Score65
GradeB
Brixfox Intelligence
65BStrong
Score Breakdown
ROI & Yield72%
Capital Growth68%
Risk Profile67%
Market Demand65%

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
+6.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-3.7%
-$88K in 5yr (-18%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.6%
$4,205/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
14 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
9.4 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$458/night
50% ($229)Brixfox estimate($458/night)200% ($916)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Yearly income
$50,456
Airbnb data$458/night · 44% occupancy
Rental income
$458/night · 44% occ.
$73,268
Running costs (20%)
Utilities, cleaning, maintenance
-$14,654
Income tax (10%)
Indonesian rental income tax
-$7,327
Property tax
Annual property tax
-$832
Net income
10.6% ROI
$50,456

Long-Term Rental

Yearly income
$63,016
5 comps
Rental income
$9,198/mo
$88,301
Agency fee (10%)
Finder's fee per tenant
-$8,830
Vacancy (~8%)
1.5mo gap per tenancy
-$6,792
Income tax (10%)
Indonesian rental income tax
-$8,830
Property tax
Annual property tax
-$832
Net income
13.3% ROI
$63,016

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$475,309
BPHTB (freehold transfer tax)$23,765
Notary & registration$1,800
Legal / due diligence$4,753
Total acquisition costs$30,318
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$5,075
($0–$10,150)
Furnishing & STR launch
5bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$57,300
All-in investment$568,002

Gross yield (asking)

15.4%

True gross yield (all-in)

12.9%

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 22 years remaining.

$1.8M$1.3M$886K$443K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $475KPeak Capital Value: NowPaid 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 9: 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
$388K
-18%
17 years remaining
Rental Income
+$268K
Total Position
$656K
+38%
6.6%/yr
Year 10
Capital Value
$237K
-50%
12 years remaining
Rental Income
+$578K
Total Position
$815K
+71%
5.5%/yr
Year 15
Capital Value
$101K
-79%
7 years remaining
Rental Income
+$938K
Total Position
$1.0M
+119%
5.4%/yr
Year 20
Capital Value
$21K
-96%
2 years remaining
Rental Income
+$1.4M
Total Position
$1.4M
+190%
5.5%/yr

Location

Bali

Ubud, Approximate area

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Villa Scorecard

Location
Good
Popular area with steady demand
Rental Yield
Strong
10.6% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Strong
$458 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
700 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
22 years remaining on lease

Top Highlights

High rental yield at 10.6% — outperforms most villas in this market
Premium nightly rate of $458 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Occupancy at 44% — factor in seasonal gaps
STR zoning not confirmed — verify before purchasing for short-term rental use

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.
7.2%
$2,855/mo
40% occ.
9.7%
$3,830/mo
44% occ.
10.6%
$4,205/mo
current
54% occ.
13.1%
$5,180/mo

Lease Timeline

22 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 7 years while the property is still easy to sell.

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.