STUNNING MODERN TROPICAL INVESTMENT VILLAS IN ULUWATU

STUNNING MODERN TROPICAL INVESTMENT VILLAS IN ULUWATU

Bali, Bali

$260k

Price

7.1%

ROI

2

Bedrooms

52%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 108 m²
Build: 118 m²
Est. Revenue: $31k/yr
Avg Nightly Rate: $162

Investment Analysis

Located in the peaceful hills of Uluwatu, this beautiful off-plan 2 bedroom villa project offers the perfect balance between tranquility and Bali’s vibrant lifestyle.

Propertia
Bali / Uluwatu

STUNNING MODERN TROPICAL INVESTMENT VILLAS IN ULUWATU

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
118 m²
Land Plot
108 m²
Tenure
Lease 24yr
Yield Curve Status

Grade C+ investment — short-term rental yields 8.1% net return annually.

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The Investment

Brixfox Score50
GradeC+
Brixfox Intelligence
50C+Moderate
Score Breakdown
ROI & Yield55%
Capital Growth53%
Risk Profile53%
Market Demand50%

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
+6.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-1.6%
-$21K in 5yr (-8%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.1%
$1,765/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
18 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
12.3 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$162/night
50% ($81)Brixfox estimate($162/night)200% ($324)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Yearly income
$21,177
Airbnb data$162/night · 52% occupancy
Rental income
$162/night · 52% occ.
$30,905
Running costs (20%)
Utilities, cleaning, maintenance
-$6,181
Income tax (10%)
Indonesian rental income tax
-$3,090
Property tax
Annual property tax
-$456
Net income
8.1% ROI
$21,177

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$260,494
BPHTB (freehold transfer tax)$13,025
Notary & registration$1,800
Legal / due diligence$2,605
Total acquisition costs$17,430
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$2,950
($0–$5,900)
Furnishing & STR launch
2bd × $12,000 base + appliances, electronics, outdoor, licence, photography, linens.		$57,200
All-in investment$338,074

Gross yield (asking)

11.9%

True gross yield (all-in)

9.1%

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 24 years remaining.

$838K$629K$419K$210K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $260KPeak 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 11: 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
$240K
-8%
19 years remaining
Rental Income
+$112K
Total Position
$352K
+35%
6.2%/yr
Year 10
Capital Value
$161K
-38%
14 years remaining
Rental Income
+$243K
Total Position
$404K
+55%
4.5%/yr
Year 15
Capital Value
$79K
-70%
9 years remaining
Rental Income
+$394K
Total Position
$473K
+82%
4.1%/yr
Year 20
Capital Value
$22K
-92%
4 years remaining
Rental Income
+$569K
Total Position
$591K
+127%
4.2%/yr

Location

Bali

Uluwatu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
8.1% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Good
$162 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
108 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
24 years remaining on lease

Top Highlights

Prime location in Uluwatu — high tourist traffic
High rental yield at 8.1% — outperforms most villas in this market
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Occupancy at 52% — factor in seasonal gaps
Compact plot at 108 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

32% occ.
5.0%
$1,075/mo
42% occ.
6.5%
$1,420/mo
52% occ.
8.1%
$1,765/mo
current
62% occ.
9.7%
$2,110/mo

Lease Timeline

24 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 9 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.