OFFPLAN 4 BEDROOM VILLA FOR SALE LEASEHOLD IN UBUD BE-1830

OFFPLAN 4 BEDROOM VILLA FOR SALE LEASEHOLD IN UBUD BE-1830

Bali, Bali

$450k

Price

11.2%

ROI

4

Bedrooms

49%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 600 m²
Build: 216 m²
Est. Revenue: $92k/yr
Avg Nightly Rate: $518

Investment Analysis

Located in Ubud, surrounded by picturesque rice terraces and tropical forests, this area is known for its temples, art galleries, traditional Balinese crafts, and serene atmosphere. It’s just a 13-minute drive to the Monkey Forest and 15 minutes to the center of Ubud.

Bali Exception
Bali / Ubud

OFFPLAN 4 BEDROOM VILLA FOR SALE LEASEHOLD IN UBUD BE-1830

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
216 m²
Land Plot
600 m²
Tenure
Lease 28yr
Yield Curve Status

Grade B+ investment — short-term rental yields 14.2% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score74
GradeB+
Brixfox Intelligence
74B+Strong
Score Breakdown
ROI & Yield81%
Capital Growth78%
Risk Profile75%
Market Demand74%

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
+14.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.3%
+$6K in 5yr (+1%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
14.2%
$5,315/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
7.1 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$518/night
50% ($259)Brixfox estimate($518/night)200% ($1035)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Yearly income
$63,777
Airbnb data$518/night · 49% occupancy
Rental income
$518/night · 49% occ.
$92,235
Running costs (20%)
Utilities, cleaning, maintenance
-$18,447
Income tax (10%)
Indonesian rental income tax
-$9,224
Property tax
Annual property tax
-$788
Net income
14.2% ROI
$63,777

Long-Term Rental

Yearly income
$46,222
9 comps
Rental income
$6,772/mo
$65,014
Agency fee (10%)
Finder's fee per tenant
-$6,501
Vacancy (~8%)
1.5mo gap per tenancy
-$5,001
Income tax (10%)
Indonesian rental income tax
-$6,501
Property tax
Annual property tax
-$788
Net income
10.3% ROI
$46,222

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 28 years remaining.

$3.1M$2.4M$1.6M$787K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $450KPeak Capital Value: Yr 3 ($461K)Paid 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
$456K
+1%
23 years remaining
Rental Income
+$339K
Total Position
$795K
+77%
12.1%/yr
Year 10
Capital Value
$397K
-12%
18 years remaining
Rental Income
+$731K
Total Position
$1.1M
+151%
9.6%/yr
Year 15
Capital Value
$256K
-43%
13 years remaining
Rental Income
+$1.2M
Total Position
$1.4M
+220%
8.1%/yr
Year 20
Capital Value
$119K
-74%
8 years remaining
Rental Income
+$1.7M
Total Position
$1.8M
+307%
7.3%/yr

Location

Bali

Ubud, Approximate area

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Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Good
Popular area with steady demand
Rental Yield
Strong
14.2% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Strong
$518 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
600 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
28 years remaining on lease

Top Highlights

High rental yield at 14.2% — outperforms most Bali villas
Premium nightly rate of $518 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Occupancy at 49% — 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.
8.6%
$3,241/mo
40% occ.
11.6%
$4,344/mo
49% occ.
14.2%
$5,315/mo
current
59% occ.
17.1%
$6,417/mo

Lease Timeline

28 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.