Stylish Modern 1-Bedroom Villa Steps from Thomas Beach

Stylish Modern 1-Bedroom Villa Steps from Thomas Beach

Bali, Bali

$235k

Price

8.1%

ROI

1

Bedrooms

49%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 80 m²
Build: 81.7 m²
Est. Revenue: $30k/yr
Avg Nightly Rate: $171

Investment Analysis

Just minutes from the iconic Thomas Beach and surrounded by Bali’s most popular cafés, restaurants, and fitness studios, Palmera Thomas Beach Villas offer the perfect blend of lifestyle and smart investment.

Propertia
Bali / Uluwatu

Stylish Modern 1-Bedroom Villa Steps from Thomas Beach

Inventory
1 Beds
Bathrooms
2 Baths
Built Area
81.7 m²
Land Plot
80 m²
Tenure
Lease 29yr
Yield Curve Status

Grade C investment — short-term rental yields 8.9% net return annually.

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The Investment

Brixfox Score39
GradeC
Brixfox Intelligence
39CModerate
Score Breakdown
ROI & Yield43%
Capital Growth41%
Risk Profile42%
Market Demand39%

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
+9.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.6%
+$7K in 5yr (+3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.9%
$1,744/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
11.2 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$171/night
50% ($86)Brixfox estimate($171/night)200% ($343)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Yearly income
$20,922
Airbnb data$171/night · 49% occupancy
Rental income
$171/night · 49% occ.
$30,475
Running costs (20%)
Utilities, cleaning, maintenance
-$6,095
Income tax (10%)
Indonesian rental income tax
-$3,048
Property tax
Annual property tax
-$410
Net income
8.9% ROI
$20,922

Long-Term Rental

Yearly income
$16,049
7 comps
Rental income
$2,371/mo
$22,763
Agency fee (10%)
Finder's fee per tenant
-$2,276
Vacancy (~8%)
1.5mo gap per tenancy
-$1,751
Income tax (10%)
Indonesian rental income tax
-$2,276
Property tax
Annual property tax
-$410
Net income
6.8% ROI
$16,049

Short-term rental earns 1.3x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 29 years remaining.

$1.1M$816K$544K$272K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $235KPeak Capital Value: Yr 4 ($242K)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 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
$241K
+3%
24 years remaining
Rental Income
+$111K
Total Position
$352K
+50%
8.5%/yr
Year 10
Capital Value
$222K
-5%
19 years remaining
Rental Income
+$240K
Total Position
$462K
+97%
7.0%/yr
Year 15
Capital Value
$149K
-36%
14 years remaining
Rental Income
+$389K
Total Position
$538K
+129%
5.7%/yr
Year 20
Capital Value
$73K
-69%
9 years remaining
Rental Income
+$562K
Total Position
$636K
+171%
5.1%/yr

Location

Bali

Uluwatu, Approximate area

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Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
8.9% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Good
$171 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
80 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
29 years remaining on lease

Top Highlights

Prime location in Uluwatu — high tourist traffic
High rental yield at 8.9% — outperforms most Bali villas
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Occupancy at 49% — factor in seasonal gaps
Compact plot at 80 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.
5.4%
$1,061/mo
40% occ.
7.3%
$1,426/mo
49% occ.
8.9%
$1,744/mo
current
59% occ.
10.8%
$2,109/mo

Lease Timeline

29 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.