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

15.2%

ROI

2

Bedrooms

78%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 120 m²
Build: 93 m²
Est. Revenue: $63k/yr
Avg Nightly Rate: $221

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 16.2% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score73
GradeB+
Brixfox Intelligence
73B+Strong
Score Breakdown
ROI & Yield80%
Capital Growth77%
Risk Profile74%
Market Demand73%

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
+15.8%
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
16.2%
$3,621/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
6 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
6.2 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$221/night
50% ($110)Brixfox estimate($221/night)200% ($441)
Occupancy
78%
10%Brixfox estimate(78%)100%

Short-Term Rental

Yearly income
$43,453
Airbnb data$221/night · 78% occupancy
Rental income
$221/night · 78% occ.
$62,748
Running costs (20%)
Utilities, cleaning, maintenance
-$12,550
Income tax (10%)
Indonesian rental income tax
-$6,275
Property tax
Annual property tax
-$471
Net income
16.2% ROI
$43,453

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 2.1x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 26 years remaining.

$1.9M$1.4M$963K$482K$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 6: 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
+$231K
Total Position
$495K
+84%
13.0%/yr
Year 10
Capital Value
$200K
-26%
16 years remaining
Rental Income
+$498K
Total Position
$699K
+160%
10.0%/yr
Year 15
Capital Value
$114K
-58%
11 years remaining
Rental Income
+$808K
Total Position
$922K
+243%
8.6%/yr
Year 20
Capital Value
$42K
-84%
6 years remaining
Rental Income
+$1.2M
Total Position
$1.2M
+350%
7.8%/yr

Location

Bali

Uluwatu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
16.2% annual return
Occupancy
Strong
78% average occupancy
Nightly Rate
Strong
$221 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 16.2% — outperforms most Bali villas
Strong occupancy at 78% — consistent booking demand

Watch Out

Compact plot at 120 m² — limited expansion potential
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

58% occ.
12.0%
$2,681/mo
68% occ.
14.1%
$3,151/mo
78% occ.
16.2%
$3,621/mo
current
88% occ.
18.2%
$4,091/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.