Panoramic Ocean View Villa in Uluwatu

Panoramic Ocean View Villa in Uluwatu

Bali, Bali

$596k

Price

9.4%

ROI

3

Bedrooms

78%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 325 m²
Build: 339 m²
Est. Revenue: $83k/yr
Avg Nightly Rate: $291

Investment Analysis

Set on 3.25 are (325 m²) of land with a generous 339 m² build, this stunning villa blends luxury, warmth, and modern tropical design. The villa features 3-bedroom with ensuite bathrooms. A spacious living area, a fully equipped kitchen, a 1-bedroom with an ensuite, a powder room, a pool, and a garden on the first level. In the second level, it has two ensuite bedrooms with balconies and breathtaking ocean views, while the rooftop offers a beautiful lounge with panoramic sea views. Additional features include a private garage for cars and bikes, laundry, storage, and a multifunction room.

Propertia
Bali / Uluwatu
Commercial Zone

Panoramic Ocean View Villa in Uluwatu

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
339 m²
Land Plot
325 m²
Tenure
Lease 22yr
Yield Curve Status

Grade B+ investment — long-term rental yields 10.2% net return annually.

Go to Source via Propertia

The Investment

Brixfox Score66
GradeB+
Brixfox Intelligence
66B+Strong
Score Breakdown
ROI & Yield73%
Capital Growth69%
Risk Profile68%
Market Demand66%

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.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+5.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-3.7%
-$110K in 5yr (-18%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.5%
$4,728/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
16 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
10.5 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$291/night
50% ($145)Brixfox estimate($291/night)200% ($582)
Occupancy
78%
10%Brixfox estimate(78%)100%

Short-Term Rental

Yearly income
$56,735
Airbnb data$291/night · 78% occupancy
Rental income
$291/night · 78% occ.
$82,539
Running costs (20%)
Utilities, cleaning, maintenance
-$16,508
Income tax (10%)
Indonesian rental income tax
-$8,254
Property tax
Annual property tax
-$1,042
Net income
9.5% ROI
$56,735

Long-Term Rental

Yearly income
$60,869
7 comps
Rental income
$8,919/mo
$85,622
Agency fee (10%)
Finder's fee per tenant
-$8,562
Vacancy (~8%)
1.5mo gap per tenancy
-$6,586
Income tax (10%)
Indonesian rental income tax
-$8,562
Property tax
Annual property tax
-$1,042
Net income
10.2% ROI
$60,869

Long-term rental earns more with lower risk and less effort.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 22 years remaining.

$2.0M$1.5M$996K$498K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $596KPeak 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 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
$486K
-18%
17 years remaining
Rental Income
+$301K
Total Position
$787K
+32%
5.7%/yr
Year 10
Capital Value
$296K
-50%
12 years remaining
Rental Income
+$650K
Total Position
$947K
+59%
4.7%/yr
Year 15
Capital Value
$126K
-79%
7 years remaining
Rental Income
+$1.1M
Total Position
$1.2M
+98%
4.7%/yr
Year 20
Capital Value
$27K
-96%
2 years remaining
Rental Income
+$1.5M
Total Position
$1.6M
+160%
4.9%/yr

Location

Bali

Uluwatu, Approximate area

Loading Map...

Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
9.5% annual return
Occupancy
Strong
78% average occupancy
Nightly Rate
Strong
$291 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Good
325 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Good
22 years remaining on lease

Top Highlights

Prime location in Uluwatu — high tourist traffic
High rental yield at 9.5% — outperforms most Bali villas
Strong occupancy at 78% — consistent booking demand

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

58% occ.
7.0%
$3,490/mo
68% occ.
8.3%
$4,109/mo
78% occ.
9.5%
$4,728/mo
current
88% occ.
10.8%
$5,347/mo

Lease Timeline

22 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 7 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.