Great two bedroom leasehold property with ocean view in Uluwatu

Great two bedroom leasehold property with ocean view in Uluwatu

Bali, Bali

$319k

Price

1.2%

ROI

2

Bedrooms

4%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 170 m²
Build: 250 m²
Est. Revenue: $3k/yr
Avg Nightly Rate: $222

Investment Analysis

Presenting a great two-bedroom leasehold property in the stunning area of Uluwatu, offering breathtaking ocean views and a serene tropical ambiance.

Kibarer
Bali / Uluwatu

Great two bedroom leasehold property with ocean view in Uluwatu

Inventory
2 Beds
Bathrooms
3 Baths
Built Area
250 m²
Land Plot
170 m²
Tenure
Lease 22yr
Yield Curve Status

Grade D investment — long-term rental yields 2.9% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score29
GradeD
Brixfox Intelligence
29DBelow Avg
Score Breakdown
ROI & Yield32%
Capital Growth30%
Risk Profile33%
Market Demand29%

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
-3.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-3.7%
-$59K in 5yr (-18%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
0.5%
$137/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
21 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
—
Rental only

Income Breakdown

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Nightly Rate (ADR)
$222/night
50% ($111)Brixfox estimate($222/night)200% ($445)
Occupancy
4%
10%Brixfox estimate(4%)100%

Short-Term Rental

Yearly income
$1,645
Airbnb data$222/night · 4% occupancy
Rental income
$222/night · 4% occ.
$3,148
Running costs (20%)
Utilities, cleaning, maintenance
-$630
Income tax (10%)
Indonesian rental income tax
-$315
Property tax
Annual property tax
-$559
Net income
0.5% ROI
$1,645

Long-Term Rental

Yearly income
$9,320
31 comps
Rental income
$1,423/mo
$13,662
Agency fee (10%)
Finder's fee per tenant
-$1,366
Vacancy (~8%)
1.5mo gap per tenancy
-$1,051
Income tax (10%)
Indonesian rental income tax
-$1,366
Property tax
Annual property tax
-$559
Net income
2.9% ROI
$9,320

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$319,377
BPHTB (freehold transfer tax)$15,969
Notary & registration$1,800
Legal / due diligence$3,194
Total acquisition costs$20,963
Renovation (~$175/m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		$43,750
($25,000–$62,500)
Furnishing & STR launch
2bd × $3,500 base + appliances, electronics, outdoor, licence, photography, linens.		$20,100
All-in investment$404,190

Gross yield (asking)

1.0%

True gross yield (all-in)

0.8%

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 22 years remaining.

$367K$275K$184K$92K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $319KPeak Capital Value: Now
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.
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
$261K
-18%
17 years remaining
Rental Income
+$9K
Total Position
$269K
-16%
-3.4%/yr
Year 10
Capital Value
$159K
-50%
12 years remaining
Rental Income
+$19K
Total Position
$178K
-44%
-5.7%/yr
Year 15
Capital Value
$68K
-79%
7 years remaining
Rental Income
+$31K
Total Position
$98K
-69%
-7.6%/yr
Year 20
Capital Value
$14K
-96%
2 years remaining
Rental Income
+$44K
Total Position
$58K
-82%
-8.1%/yr

Location

Bali

Uluwatu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Weak
0.5% annual return
Occupancy
Weak
4% average occupancy
Nightly Rate
Strong
$222 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Average
170 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
22 years remaining on lease

Top Highlights

Prime location in Uluwatu — high tourist traffic
Premium nightly rate of $222 — positioned in the top tier

Watch Out

Yield of 0.5% is below the market average — model your cashflow carefully
Occupancy at 4% — 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.
5.2%
$1,373/mo
40% occ.
6.9%
$1,847/mo
4% occ.
0.5%
$137/mo
current
14% occ.
2.3%
$610/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.