Outstanding four bedroom freehold estate in Lodtunduh Ubud

Outstanding four bedroom freehold estate in Lodtunduh Ubud

Bali, Bali

$1.7M

Price

4

Bedrooms

49%

Occupancy

4 Bathrooms
Ownership: freehold
Land: 2300 m²
Build: 680 m²
Est. Revenue: $94k/yr
Avg Nightly Rate: $527

Investment Analysis

Presenting an outstanding four-bedroom freehold estate in the tranquil area of Lodtunduh, Ubud. Nestled in a serene green environment, this property offers a perfect retreat for those seeking peace and luxury amidst Bali’s natural beauty.

Kibarer
Bali / Ubud

Outstanding four bedroom freehold estate in Lodtunduh Ubud

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
680 m²
Land Plot
2300 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 3.8% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score61
GradeB
Brixfox Intelligence
61BStrong
Score Breakdown
ROI & Yield67%
Capital Growth64%
Risk Profile63%
Market Demand61%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+8.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$360K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.8%
$5,240/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
26.4 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$527/night
50% ($263)Brixfox estimate($527/night)200% ($1054)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Yearly income
$62,879
Airbnb data$527/night · 49% occupancy
Rental income
$527/night · 49% occ.
$93,976
Running costs (20%)
Utilities, cleaning, maintenance
-$18,795
Income tax (10%)
Indonesian rental income tax
-$9,398
Property tax
Annual property tax
-$2,904
Net income
3.8% ROI
$62,879

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

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$1,659,578
BPHTB (freehold transfer tax)$82,979
Notary & registration$1,800
Legal / due diligence$16,596
Total acquisition costs$101,375
Renovation (~$175/m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		$119,000
($68,000–$170,000)
Furnishing & STR launch
4bd × $3,500 base + appliances, electronics, outdoor, licence, photography, linens.		$28,500
All-in investment$1,908,453

Gross yield (asking)

5.7%

True gross yield (all-in)

4.9%

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.

$9.6M$7.2M$4.8M$2.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.7M
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 20: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.0M
+22%
Rental Income
+$334K
Total Position
$2.4M
+42%
7.2%/yr
Year 10
Capital Value
$2.5M
+48%
Rental Income
+$721K
Total Position
$3.2M
+91%
6.7%/yr
Year 20
Capital Value
$3.6M
+119%
Rental Income
+$1.7M
Total Position
$5.3M
+221%
6.0%/yr
Year 30
Capital Value
$5.4M
+224%
Rental Income
+$3.0M
Total Position
$8.4M
+405%
5.5%/yr

Location

Bali

Ubud, Approximate area

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Villa Scorecard

Location
Good
Popular area with steady demand
Rental Yield
Average
3.8% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Strong
$527 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Strong
2300 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $527 — positioned in the top tier
Generous 2300 m² land — room for expansion or amenities
Freehold ownership — maximum long-term security

Watch Out

Yield of 3.8% is near the market average — model your cashflow carefully
Occupancy at 49% — 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.
2.3%
$3,124/mo
40% occ.
3.1%
$4,246/mo
49% occ.
3.8%
$5,240/mo
current
59% occ.
4.6%
$6,362/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.