Rare Freehold Opportunity in Ubud’s Prime Location

Rare Freehold Opportunity in Ubud’s Prime Location

Bali, Bali

$346k

Price

4.7%

ROI

2

Bedrooms

46%

Occupancy

2 Bathrooms
Ownership: freehold
Land: 224 m²
Build: 168 m²
Est. Revenue: $31k/yr
Avg Nightly Rate: $186

Investment Analysis

Experience the charm of Ubud’s northern landscape with this stunning freehold villa. Surrounded by lush jungle views yet only minutes away from the cultural heart of Bali, the property offers a perfect blend of peace, comfort, and convenience.

Villas of Bali
Bali / Ubud
Commercial Zone

Rare Freehold Opportunity in Ubud’s Prime Location

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
168 m²
Land Plot
224 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 6.2% net return annually.

Go to Source via Villas of Bali

The Investment

Brixfox Score58
GradeB
Brixfox Intelligence
58BStrong
Score Breakdown
ROI & Yield64%
Capital Growth61%
Risk Profile60%
Market Demand58%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+10.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$75K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.2%
$1,784/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
16.2 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$186/night
50% ($93)Brixfox estimate($186/night)200% ($372)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$21,404
Airbnb data$186/night · 46% occupancy
Rental income
$186/night · 46% occ.
$31,441
Running costs (20%)
Utilities, cleaning, maintenance
-$6,288
Income tax (10%)
Indonesian rental income tax
-$3,144
Property tax
Annual property tax
-$605
Net income
6.2% ROI
$21,404

Long-Term Rental

Yearly income
$20,150
12 comps
Rental income
$2,990/mo
$28,703
Agency fee (10%)
Finder's fee per tenant
-$2,870
Vacancy (~8%)
1.5mo gap per tenancy
-$2,208
Income tax (10%)
Indonesian rental income tax
-$2,870
Property tax
Annual property tax
-$605
Net income
5.8% ROI
$20,150

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$345,679
BPHTB (freehold transfer tax)$17,284
Notary & registration$1,800
Legal / due diligence$3,457
Total acquisition costs$22,541
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$4,200
($0–$8,400)
Furnishing & STR launch
2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$35,700
All-in investment$408,120

Gross yield (asking)

9.1%

True gross yield (all-in)

7.7%

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.

$2.5M$1.8M$1.2M$615K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $346K
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 14: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$421K
+22%
Rental Income
+$114K
Total Position
$534K
+55%
9.1%/yr
Year 10
Capital Value
$512K
+48%
Rental Income
+$245K
Total Position
$757K
+119%
8.2%/yr
Year 20
Capital Value
$757K
+119%
Rental Income
+$575K
Total Position
$1.3M
+285%
7.0%/yr
Year 30
Capital Value
$1.1M
+224%
Rental Income
+$1.0M
Total Position
$2.1M
+519%
6.3%/yr

Location

Bali

Ubud, Approximate area

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Villa Scorecard

Location
Good
Popular area with steady demand
Rental Yield
Good
6.2% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Good
$186 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Average
224 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
Freehold ownership

Top Highlights

Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Commercial Zone verified — fully licensed for short-term rentals
Freehold ownership — maximum long-term security

Watch Out

Occupancy at 46% — factor in seasonal gaps
Compact plot at 224 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.
4.0%
$1,138/mo
40% occ.
5.3%
$1,535/mo
46% occ.
6.2%
$1,784/mo
current
56% occ.
7.6%
$2,180/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.