JUNGLE VIEW 5 BEDROOM VILLA FOR SALE LEASEHOLD IN UBUD BE-2982

JUNGLE VIEW 5 BEDROOM VILLA FOR SALE LEASEHOLD IN UBUD BE-2982

Bali, Bali

$410k

Price

12.3%

ROI

5

Bedrooms

42%

Occupancy

5 Bathrooms
Ownership: leasehold
Land: 724 m²
Build: 215 m²
Est. Revenue: $68k/yr
Avg Nightly Rate: $444

Investment Analysis

Located in the peaceful and highly sought-after area of Ubud, this villa enjoys a calm residential setting while remaining just a short drive from Ubud’s cafés, yoga studios, restaurants, and cultural attractions.

Bali Exception
Bali / Ubud

JUNGLE VIEW 5 BEDROOM VILLA FOR SALE LEASEHOLD IN UBUD BE-2982

Inventory
5 Beds
Bathrooms
5 Baths
Built Area
215 m²
Land Plot
724 m²
Tenure
Lease 27yr
Yield Curve Status

Grade B+ investment — short-term rental yields 11.5% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score70
GradeB+
Brixfox Intelligence
70B+Strong
Score Breakdown
ROI & Yield77%
Capital Growth74%
Risk Profile72%
Market Demand70%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+11.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.0%
-$431 in 5yr (-0%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
11.5%
$3,917/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
8.7 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$444/night
50% ($222)Brixfox estimate($444/night)200% ($887)
Occupancy
42%
10%Brixfox estimate(42%)100%

Short-Term Rental

Yearly income
$47,005
Airbnb data$444/night · 42% occupancy
Rental income
$444/night · 42% occ.
$68,175
Running costs (20%)
Utilities, cleaning, maintenance
-$13,635
Income tax (10%)
Indonesian rental income tax
-$6,818
Property tax
Annual property tax
-$718
Net income
11.5% ROI
$47,005

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$410,000
BPHTB (freehold transfer tax)$20,500
Notary & registration$1,800
Legal / due diligence$4,100
Total acquisition costs$26,400
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$5,375
($0–$10,750)
Furnishing & STR launch
5bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$57,300
All-in investment$499,075

Gross yield (asking)

16.6%

True gross yield (all-in)

13.7%

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

Leasehold with 27 years remaining.

$2.2M$1.7M$1.1M$550K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $410KPeak Capital Value: Yr 2 ($416K)Paid 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 8: 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
$410K
-0%
22 years remaining
Rental Income
+$250K
Total Position
$659K
+61%
10.0%/yr
Year 10
Capital Value
$334K
-19%
17 years remaining
Rental Income
+$539K
Total Position
$873K
+113%
7.9%/yr
Year 15
Capital Value
$204K
-50%
12 years remaining
Rental Income
+$874K
Total Position
$1.1M
+163%
6.7%/yr
Year 20
Capital Value
$87K
-79%
7 years remaining
Rental Income
+$1.3M
Total Position
$1.3M
+229%
6.1%/yr

Location

Bali

Ubud, Approximate area

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Villa Scorecard

Location
Good
Popular area with steady demand
Rental Yield
Strong
11.5% annual return
Occupancy
Weak
42% average occupancy
Nightly Rate
Strong
$444 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
724 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
27 years remaining on lease

Top Highlights

High rental yield at 11.5% — outperforms most villas in this market
Premium nightly rate of $444 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Occupancy at 42% — 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.
8.1%
$2,774/mo
40% occ.
10.9%
$3,719/mo
42% occ.
11.5%
$3,917/mo
current
52% occ.
14.2%
$4,862/mo

Lease Timeline

27 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.