MAGNIFICENT ULUWATU OCEAN-VIEW VILLA

MAGNIFICENT ULUWATU OCEAN-VIEW VILLA

Bali, Bali

$577k

Price

6.1%

ROI

3

Bedrooms

40%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 330 m²
Build: 323 m²
Est. Revenue: $54k/yr
Avg Nightly Rate: $366

Investment Analysis

Located nearby the cliffs and the sparkling ocean, just minutes from Bingin and The Edge and One-Eighty Day Club, this villa captures the perfect balance of effortless luxury and Uluwatu’s vibrant lifestyle.

Propertia
Bali / Uluwatu
Commercial Zone

MAGNIFICENT ULUWATU OCEAN-VIEW VILLA

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

Grade C+ investment — long-term rental yields 10.4% net return annually.

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The Investment

Brixfox Score55
GradeC+
Brixfox Intelligence
55C+Moderate
Score Breakdown
ROI & Yield61%
Capital Growth58%
Risk Profile57%
Market Demand55%

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
+2.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-3.7%
-$106K in 5yr (-18%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.4%
$3,057/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
21 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
15.7 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$366/night
50% ($183)Brixfox estimate($366/night)200% ($732)
Occupancy
40%
10%Brixfox estimate(40%)100%

Short-Term Rental

Yearly income
$36,688
Airbnb data$366/night · 40% occupancy
Rental income
$366/night · 40% occ.
$53,855
Running costs (20%)
Utilities, cleaning, maintenance
-$10,771
Income tax (10%)
Indonesian rental income tax
-$5,385
Property tax
Annual property tax
-$1,010
Net income
6.4% ROI
$36,688

Long-Term Rental

Yearly income
$59,875
7 comps
Rental income
$8,771/mo
$84,202
Agency fee (10%)
Finder's fee per tenant
-$8,420
Vacancy (~8%)
1.5mo gap per tenancy
-$6,477
Income tax (10%)
Indonesian rental income tax
-$8,420
Property tax
Annual property tax
-$1,010
Net income
10.4% ROI
$59,875

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.

$1.3M$966K$644K$322K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $577KPeak 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
$471K
-18%
17 years remaining
Rental Income
+$195K
Total Position
$666K
+15%
2.9%/yr
Year 10
Capital Value
$287K
-50%
12 years remaining
Rental Income
+$421K
Total Position
$708K
+23%
2.1%/yr
Year 15
Capital Value
$122K
-79%
7 years remaining
Rental Income
+$682K
Total Position
$804K
+39%
2.2%/yr
Year 20
Capital Value
$26K
-96%
2 years remaining
Rental Income
+$986K
Total Position
$1.0M
+75%
2.8%/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
Good
6.4% annual return
Occupancy
Weak
40% average occupancy
Nightly Rate
Strong
$366 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Good
330 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
Premium nightly rate of $366 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Occupancy at 40% — factor in seasonal gaps

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.
4.7%
$2,254/mo
40% occ.
6.3%
$3,033/mo
current
40% occ.
6.4%
$3,057/mo
current
50% occ.
8.0%
$3,837/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.