READY NOW 2 BEDROOM VILLA FOR SALE LEASEHOLD IN UBUD BE-2966

READY NOW 2 BEDROOM VILLA FOR SALE LEASEHOLD IN UBUD BE-2966

Bali, Bali

$275k

Price

9.7%

ROI

2

Bedrooms

48%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 400 m²
Build: 95 m²
Est. Revenue: $38k/yr
Avg Nightly Rate: $217

Investment Analysis

Located in a serene area of Ubud, this property offers a peaceful and tranquil atmosphere while being only a 10-minute drive from the center of Ubud. Surrounded by lush tropical nature and the authentic charm of Bali, the location provides the perfect balance between privacy and convenience, with easy access to restaurants, cafés, cultural attractions, and local markets in the heart of Ubud.

Bali Exception
Bali / Ubud

READY NOW 2 BEDROOM VILLA FOR SALE LEASEHOLD IN UBUD BE-2966

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
95 m²
Land Plot
400 m²
Tenure
Lease 25yr
Yield Curve Status

Grade B investment — short-term rental yields 9.5% net return annually.

Go to Source via Bali Exception

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
+8.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.7%
-$9K in 5yr (-3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.5%
$2,182/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
10.5 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$217/night
50% ($109)Brixfox estimate($217/night)200% ($434)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$26,186
Airbnb data$217/night · 48% occupancy
Rental income
$217/night · 48% occ.
$38,096
Running costs (20%)
Utilities, cleaning, maintenance
-$7,619
Income tax (10%)
Indonesian rental income tax
-$3,810
Property tax
Annual property tax
-$481
Net income
9.5% ROI
$26,186

Long-Term Rental

Yearly income
$24,694
15 comps
Rental income
$3,627/mo
$34,817
Agency fee (10%)
Finder's fee per tenant
-$3,482
Vacancy (~8%)
1.5mo gap per tenancy
-$2,678
Income tax (10%)
Indonesian rental income tax
-$3,482
Property tax
Annual property tax
-$481
Net income
9.0% ROI
$24,694

Short-term rental earns 1.1x 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$275,000
BPHTB (freehold transfer tax)$13,750
Notary & registration$1,800
Legal / due diligence$2,750
Total acquisition costs$18,300
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$2,375
($0–$4,750)
Furnishing & STR launch
2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$35,700
All-in investment$331,375

Gross yield (asking)

13.9%

True gross yield (all-in)

11.5%

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 25 years remaining.

$1.1M$823K$549K$274K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $275KPeak 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 10: 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
$266K
-3%
20 years remaining
Rental Income
+$139K
Total Position
$405K
+47%
8.0%/yr
Year 10
Capital Value
$185K
-33%
15 years remaining
Rental Income
+$300K
Total Position
$485K
+76%
5.8%/yr
Year 15
Capital Value
$95K
-65%
10 years remaining
Rental Income
+$487K
Total Position
$582K
+112%
5.1%/yr
Year 20
Capital Value
$28K
-90%
5 years remaining
Rental Income
+$704K
Total Position
$731K
+166%
5.0%/yr

Location

Bali

Ubud, Approximate area

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Villa Scorecard

Location
Good
Popular area with steady demand
Rental Yield
Strong
9.5% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Strong
$217 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Good
400 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
25 years remaining on lease

Top Highlights

High rental yield at 9.5% — outperforms most villas in this market
Premium nightly rate of $217 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Occupancy at 48% — 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.
5.9%
$1,346/mo
40% occ.
7.9%
$1,809/mo
48% occ.
9.5%
$2,182/mo
current
58% occ.
11.5%
$2,644/mo

Lease Timeline

25 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.