Explore Exceptional Leasehold Villas For Sale In Bali - Propertia - Property Experts in Bali

Explore Exceptional Leasehold Villas For Sale In Bali - Propertia - Property Experts in Bali

Bali, Bali

$660k

Price

8.5%

ROI

3

Bedrooms

41%

Occupancy

Ownership: leasehold
Land: 346 m²
Build: 346 m²
Est. Revenue: $61k/yr
Avg Nightly Rate: $412

Investment Analysis

Explore Exceptional Leasehold Villas For Sale In Bali - Propertia - Property Experts in Bali LEASEHOLD Bali leasehold villas for sale Leasehold property is the main investment option for foreigners. Unlike Freehold properties that are owned outright indefinitely and limited to Indonesian citizens, Leasehold allows the buyer to acquire legal rights to use, develop, and occupy the property for a specific lease period, usually extending over several decades. Leasehold properies are proven to be a successful avenue for foreigners to invest and achieve extremely attractive returns. Leasehold has nearly the same benefits as Freehold ownership, and can offer even better ROI as Leasehold properties are typically a fraction of the price, meaning higher returns if using as a rental income property. Leasehold villas have provided overseas investors incredible opportunities to own a part of Bali while making significant income. Browse our large selection of Leasehold villas below, and contact us for any assistance!

Propertia
Bali / Suluban Beach, Uluwatu

Explore Exceptional Leasehold Villas For Sale In Bali - Propertia - Property Experts in Bali

Inventory
3 Beds
Bathrooms
0 Baths
Built Area
346 m²
Land Plot
346 m²
Tenure
Lease 20yr
Yield Curve Status

Grade C+ investment — long-term rental yields 10.5% net return annually.

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The Investment

Brixfox Score51
GradeC+
Brixfox Intelligence
51C+Moderate
Score Breakdown
ROI & Yield56%
Capital Growth54%
Risk Profile53%
Market Demand51%

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
+0.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-6.1%
-$201K in 5yr (-30%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.3%
$3,477/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
19 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
15.8 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$412/night
50% ($206)Brixfox estimate($412/night)200% ($823)
Occupancy
41%
10%Brixfox estimate(41%)100%

Short-Term Rental

Yearly income
$41,726
Airbnb data$412/night · 41% occupancy
Rental income
$412/night · 41% occ.
$61,259
Running costs (20%)
Utilities, cleaning, maintenance
-$12,252
Income tax (10%)
Indonesian rental income tax
-$6,126
Property tax
Annual property tax
-$1,156
Net income
6.3% ROI
$41,726

Long-Term Rental

Yearly income
$69,250
7 comps
Rental income
$10,143/mo
$97,370
Agency fee (10%)
Finder's fee per tenant
-$9,737
Vacancy (~8%)
1.5mo gap per tenancy
-$7,490
Income tax (10%)
Indonesian rental income tax
-$9,737
Property tax
Annual property tax
-$1,156
Net income
10.5% ROI
$69,250

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 20 years remaining.

$1.3M$967K$645K$322K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $660KPeak Capital Value: NowPaid back
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 14: 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
$459K
-30%
15 years remaining
Rental Income
+$222K
Total Position
$681K
+3%
0.6%/yr
Year 10
Capital Value
$237K
-64%
10 years remaining
Rental Income
+$478K
Total Position
$715K
+8%
0.8%/yr
Year 15
Capital Value
$69K
-90%
5 years remaining
Rental Income
+$776K
Total Position
$845K
+28%
1.7%/yr
Leasehold Alert
With 20 years remaining, the property is approaching the illiquid zone. Consider your exit strategy within the next 5 years.

Location

Bali

Suluban Beach, 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
Good
6.3% annual return
Occupancy
Weak
41% average occupancy
Nightly Rate
Strong
$412 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Good
346 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
20 years remaining on lease

Top Highlights

Prime location in Suluban Beach, Uluwatu — high tourist traffic
Premium nightly rate of $412 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Occupancy at 41% — 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.
4.6%
$2,533/mo
40% occ.
6.2%
$3,409/mo
current
41% occ.
6.3%
$3,477/mo
current
51% occ.
7.9%
$4,353/mo

Lease Timeline

20 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 5 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.