MODERN TROPICAL 4 BEDROOM VILLA FOR SALE FREEHOLD IN ULUWATU BE-1466

MODERN TROPICAL 4 BEDROOM VILLA FOR SALE FREEHOLD IN ULUWATU BE-1466

Bali, Bali

$947k

Price

4.4%

ROI

4

Bedrooms

45%

Occupancy

6 Bathrooms
Ownership: freehold
Land: 163 m²
Build: 295 m²
Est. Revenue: $64k/yr
Avg Nightly Rate: $394

Investment Analysis

Ideally located in the heart of Pecatu, Uluwatu, this modern tropical villa offers a perfect balance of comfort, style, and prime location. Just minutes from popular cafés and restaurants and only a 5-minute drive to the beautiful Nunggalan Beach, the property provides a peaceful tropical lifestyle while staying close to Uluwatu’s vibrant attractions.

Bali Exception
Bali / Uluwatu - Pecatu

MODERN TROPICAL 4 BEDROOM VILLA FOR SALE FREEHOLD IN ULUWATU BE-1466

Inventory
4 Beds
Bathrooms
6 Baths
Built Area
295 m²
Land Plot
163 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 4.6% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score57
GradeB
Brixfox Intelligence
57BStrong
Score Breakdown
ROI & Yield63%
Capital Growth60%
Risk Profile59%
Market Demand57%

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
+8.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$205K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.6%
$3,599/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
21.9 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$394/night
50% ($197)Brixfox estimate($394/night)200% ($788)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$43,183
Airbnb data$394/night · 45% occupancy
Rental income
$394/night · 45% occ.
$64,058
Running costs (20%)
Utilities, cleaning, maintenance
-$12,812
Income tax (10%)
Indonesian rental income tax
-$6,406
Property tax
Annual property tax
-$1,657
Net income
4.6% ROI
$43,183

Long-Term Rental

Yearly income
$10,589
5 comps
Rental income
$1,764/mo
$16,937
Agency fee (10%)
Finder's fee per tenant
-$1,694
Vacancy (~8%)
1.5mo gap per tenancy
-$1,303
Income tax (10%)
Indonesian rental income tax
-$1,694
Property tax
Annual property tax
-$1,657
Net income
1.1% ROI
$10,589

Short-term rental earns 4.1x 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$947,100
BPHTB (freehold transfer tax)$47,355
Notary & registration$1,800
Legal / due diligence$9,471
Total acquisition costs$58,626
Renovation (~$175/m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		$51,625
($29,500–$73,750)
Furnishing & STR launch
4bd × $3,500 base + appliances, electronics, outdoor, licence, photography, linens.		$28,500
All-in investment$1,085,851

Gross yield (asking)

6.8%

True gross yield (all-in)

5.9%

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

Freehold — 4%/yr appreciation in Bali.

$5.9M$4.4M$2.9M$1.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $947K
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 18: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.2M
+22%
Rental Income
+$229K
Total Position
$1.4M
+46%
7.8%/yr
Year 10
Capital Value
$1.4M
+48%
Rental Income
+$495K
Total Position
$1.9M
+100%
7.2%/yr
Year 20
Capital Value
$2.1M
+119%
Rental Income
+$1.2M
Total Position
$3.2M
+242%
6.3%/yr
Year 30
Capital Value
$3.1M
+224%
Rental Income
+$2.1M
Total Position
$5.1M
+441%
5.8%/yr

Location

Bali

Uluwatu - Pecatu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Average
4.6% annual return
Occupancy
Weak
45% average occupancy
Nightly Rate
Strong
$394 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Average
163 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Prime location in Uluwatu - Pecatu — high tourist traffic
Premium nightly rate of $394 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Yield of 4.6% is near the market average — model your cashflow carefully
Occupancy at 45% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
3.0%
$2,380/mo
40% occ.
4.1%
$3,219/mo
45% occ.
4.6%
$3,599/mo
current
55% occ.
5.6%
$4,438/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.