AMAZING MODERN COASTAL VILLAS WALKING DISTANCE TO THOMAS BEACH

AMAZING MODERN COASTAL VILLAS WALKING DISTANCE TO THOMAS BEACH

Bali, Bali

$281k

Price

12.9%

ROI

2

Bedrooms

53%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 120 m²
Build: 137.5 m²
Est. Revenue: $54k/yr
Avg Nightly Rate: $281

Investment Analysis

Introducing Terra Casas, an exclusive collection of off-plan 2-bedroom villas that perfectly balance modern luxury and high-return investment.

Propertia
Bali / Uluwatu
Commercial Zone

AMAZING MODERN COASTAL VILLAS WALKING DISTANCE TO THOMAS BEACH

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
137.5 m²
Land Plot
120 m²
Tenure
Lease 25yr
Yield Curve Status

Grade B+ investment — short-term rental yields 13.2% net return annually.

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The Investment

Brixfox Score68
GradeB+
Brixfox Intelligence
68B+Strong
Score Breakdown
ROI & Yield75%
Capital Growth71%
Risk Profile70%
Market Demand68%

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
+12.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.7%
-$10K in 5yr (-3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
13.2%
$3,105/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
7.6 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$281/night
50% ($140)Brixfox estimate($281/night)200% ($562)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Yearly income
$37,265
Airbnb data$281/night · 53% occupancy
Rental income
$281/night · 53% occ.
$53,939
Running costs (20%)
Utilities, cleaning, maintenance
-$10,788
Income tax (10%)
Indonesian rental income tax
-$5,394
Property tax
Annual property tax
-$493
Net income
13.2% ROI
$37,265

Long-Term Rental

Yearly income
$25,792
6 comps
Rental income
$3,787/mo
$36,351
Agency fee (10%)
Finder's fee per tenant
-$3,635
Vacancy (~8%)
1.5mo gap per tenancy
-$2,796
Income tax (10%)
Indonesian rental income tax
-$3,635
Property tax
Annual property tax
-$493
Net income
9.2% ROI
$25,792

Short-term rental earns 1.4x more but requires active management.

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$281,481
BPHTB (freehold transfer tax)$14,074
Notary & registration$1,800
Legal / due diligence$2,815
Total acquisition costs$18,689
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$3,438
($0–$6,875)
Furnishing & STR launch
2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$35,700
All-in investment$339,308

Gross yield (asking)

19.2%

True gross yield (all-in)

15.9%

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 25 years remaining.

$1.6M$1.2M$781K$391K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $281KPeak 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 7: 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
$272K
-3%
20 years remaining
Rental Income
+$198K
Total Position
$470K
+67%
10.8%/yr
Year 10
Capital Value
$189K
-33%
15 years remaining
Rental Income
+$427K
Total Position
$616K
+119%
8.2%/yr
Year 15
Capital Value
$97K
-65%
10 years remaining
Rental Income
+$693K
Total Position
$791K
+181%
7.1%/yr
Year 20
Capital Value
$28K
-90%
5 years remaining
Rental Income
+$1.0M
Total Position
$1.0M
+266%
6.7%/yr

Location

Bali

Uluwatu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
13.2% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Strong
$281 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
120 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Good
25 years remaining on lease

Top Highlights

Prime location in Uluwatu — high tourist traffic
High rental yield at 13.2% — outperforms most villas in this market
Premium nightly rate of $281 — positioned in the top tier

Watch Out

Occupancy at 53% — factor in seasonal gaps
Compact plot at 120 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

33% occ.
8.1%
$1,909/mo
43% occ.
10.7%
$2,507/mo
53% occ.
13.2%
$3,105/mo
current
63% occ.
15.8%
$3,703/mo

Lease Timeline

25 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.