OFFPLAN 2 BEDROOM BOUTIQUE VILLA FOR SALE LEASEHOLD IN ULUWATU BE-2971

OFFPLAN 2 BEDROOM BOUTIQUE VILLA FOR SALE LEASEHOLD IN ULUWATU BE-2971

Bali, Bali

$269k

Price

11.4%

ROI

2

Bedrooms

50%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 120 m²
Build: 93 m²
Est. Revenue: $48k/yr
Avg Nightly Rate: $260

Investment Analysis

Located in the heart of Uluwatu, this property enjoys a prime location close to the center of the area, offering easy access to a variety of popular restaurants, cafés, and beach clubs. Surrounded by some of Bali’s most beautiful beaches and dramatic limestone cliffs, Uluwatu is renowned for its breathtaking ocean views, spectacular sunsets, and world-class surf spots.

Bali Exception
Bali / Uluwatu

OFFPLAN 2 BEDROOM BOUTIQUE VILLA FOR SALE LEASEHOLD IN ULUWATU BE-2971

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
93 m²
Land Plot
120 m²
Tenure
Lease 26yr
Yield Curve Status

Grade B+ investment — short-term rental yields 12.2% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score66
GradeB+
Brixfox Intelligence
66B+Strong
Score Breakdown
ROI & Yield73%
Capital Growth69%
Risk Profile68%
Market Demand66%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+11.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.3%
-$5K in 5yr (-2%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
12.2%
$2,736/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
8.2 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$260/night
50% ($130)Brixfox estimate($260/night)200% ($519)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Yearly income
$32,829
Airbnb data$260/night · 50% occupancy
Rental income
$260/night · 50% occ.
$47,571
Running costs (20%)
Utilities, cleaning, maintenance
-$9,514
Income tax (10%)
Indonesian rental income tax
-$4,757
Property tax
Annual property tax
-$471
Net income
12.2% ROI
$32,829

Long-Term Rental

Yearly income
$21,051
7 comps
Rental income
$3,100/mo
$29,765
Agency fee (10%)
Finder's fee per tenant
-$2,976
Vacancy (~8%)
1.5mo gap per tenancy
-$2,290
Income tax (10%)
Indonesian rental income tax
-$2,976
Property tax
Annual property tax
-$471
Net income
7.8% ROI
$21,051

Short-term rental earns 1.6x 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$269,000
BPHTB (freehold transfer tax)$13,450
Notary & registration$1,800
Legal / due diligence$2,690
Total acquisition costs$17,940
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$2,325
($0–$4,650)
Furnishing & STR launch
2bd × $12,000 base + appliances, electronics, outdoor, licence, photography, linens.		$55,000
All-in investment$344,265

Gross yield (asking)

17.7%

True gross yield (all-in)

13.8%

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 26 years remaining.

$1.5M$1.1M$728K$364K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $269KPeak Capital Value: Yr 1 ($271K)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 8: 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
$264K
-2%
21 years remaining
Rental Income
+$174K
Total Position
$439K
+63%
10.3%/yr
Year 10
Capital Value
$200K
-26%
16 years remaining
Rental Income
+$376K
Total Position
$577K
+114%
7.9%/yr
Year 15
Capital Value
$114K
-58%
11 years remaining
Rental Income
+$611K
Total Position
$724K
+169%
6.8%/yr
Year 20
Capital Value
$42K
-84%
6 years remaining
Rental Income
+$882K
Total Position
$924K
+244%
6.4%/yr

Location

Bali

Uluwatu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
12.2% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Strong
$260 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
120 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
26 years remaining on lease

Top Highlights

Prime location in Uluwatu — high tourist traffic
High rental yield at 12.2% — outperforms most villas in this market
Premium nightly rate of $260 — positioned in the top tier

Watch Out

Occupancy at 50% — factor in seasonal gaps
Compact plot at 120 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

30% occ.
7.3%
$1,631/mo
40% occ.
9.7%
$2,183/mo
50% occ.
12.2%
$2,736/mo
current
60% occ.
14.7%
$3,288/mo

Lease Timeline

26 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.