BEAUTIFUL 3 BEDROOM MODERN TROPICAL VILLAS IN ULUWATU

BEAUTIFUL 3 BEDROOM MODERN TROPICAL VILLAS IN ULUWATU

Bali, Bali

$258k

Price

9.0%

ROI

3

Bedrooms

47%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 106 m²
Build: 148 m²
Est. Revenue: $36k/yr
Avg Nightly Rate: $209

Investment Analysis

Located in Uluwatu, just a short drive from most famous beaches and surf spots, this stylish villa is surrounded by popular cafés, restaurants, beach clubs, and lifestyle destinations.

Propertia
Bali / Uluwatu

BEAUTIFUL 3 BEDROOM MODERN TROPICAL VILLAS IN ULUWATU

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
148 m²
Land Plot
106 m²
Tenure
Lease 25yr
Yield Curve Status

Grade C+ investment — short-term rental yields 9.5% net return annually.

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The Investment

Brixfox Score53
GradeC+
Brixfox Intelligence
53C+Moderate
Score Breakdown
ROI & Yield58%
Capital Growth56%
Risk Profile55%
Market Demand53%

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
+8.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.7%
-$9K in 5yr (-3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.5%
$2,035/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
14 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
10.6 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$209/night
50% ($105)Brixfox estimate($209/night)200% ($419)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Yearly income
$24,424
Airbnb data$209/night · 47% occupancy
Rental income
$209/night · 47% occ.
$35,537
Running costs (20%)
Utilities, cleaning, maintenance
-$7,107
Income tax (10%)
Indonesian rental income tax
-$3,554
Property tax
Annual property tax
-$452
Net income
9.5% ROI
$24,424

Long-Term Rental

Yearly income
$22,985
6 comps
Rental income
$3,376/mo
$32,413
Agency fee (10%)
Finder's fee per tenant
-$3,241
Vacancy (~8%)
1.5mo gap per tenancy
-$2,493
Income tax (10%)
Indonesian rental income tax
-$3,241
Property tax
Annual property tax
-$452
Net income
8.9% ROI
$22,985

Short-term rental earns 1.1x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 25 years remaining.

$1.0M$768K$512K$256K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $258KPeak 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
$250K
-3%
20 years remaining
Rental Income
+$130K
Total Position
$379K
+47%
8.0%/yr
Year 10
Capital Value
$174K
-33%
15 years remaining
Rental Income
+$280K
Total Position
$454K
+76%
5.8%/yr
Year 15
Capital Value
$89K
-65%
10 years remaining
Rental Income
+$454K
Total Position
$544K
+110%
5.1%/yr
Year 20
Capital Value
$26K
-90%
5 years remaining
Rental Income
+$656K
Total Position
$682K
+164%
5.0%/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
9.5% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Strong
$209 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Weak
106 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
25 years remaining on lease

Top Highlights

Prime location in Uluwatu — high tourist traffic
High rental yield at 9.5% — outperforms most Bali villas
Premium nightly rate of $209 — positioned in the top tier

Watch Out

Occupancy at 47% — factor in seasonal gaps
Visual appeal is below average — photos may not compete well on Airbnb listings

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
6.0%
$1,299/mo
40% occ.
8.1%
$1,745/mo
47% occ.
9.5%
$2,035/mo
current
57% occ.
11.5%
$2,481/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.