LUXURIOUS 5 BEDROOM VILLA WITH AMAZING VIEW IN UBUD FOR SALE LEASEHOLD BE-1070

LUXURIOUS 5 BEDROOM VILLA WITH AMAZING VIEW IN UBUD FOR SALE LEASEHOLD BE-1070

Bali, Bali

$499k

Price

12.5%

ROI

5

Bedrooms

51%

Occupancy

6 Bathrooms
Ownership: leasehold
Land: 700 m²
Build: 220 m²
Est. Revenue: $104k/yr
Avg Nightly Rate: $555

Investment Analysis

Grade A investment in Ubud's tourism zone (Kawasan Pariwisata). $499K buys a 27-year leasehold on a luxury 5BR/6BA villa with pool, rice paddy views, and resort-grade finishes. Brixfox Score 82.9. Conservative stabilized ROI: 14.0% owner-managed or 8.9% fully managed — based on $445/night ADR at 62% annual occupancy, seasonally adjusted from BrixfoxDNA data (Mar-Jun shoulder season only; high-season months Jul-Aug and Dec-Jan expected to push annual occupancy 15-20pp higher than current sample). Year 1 expect 40-50% occupancy due to zero review history — ROI ramps to full potential by Year 2-3. Leasehold depreciation is real: -0.1% at 5yr, -18.5% at 10yr. Strong visual appeal (9/10 quality, 9/10 instagrammability) supports ADR premiums vs Ubud median. Legally zoned for STR. Key risks: management quality dependency, Ubud villa oversupply (+18% YoY listings), leasehold terminal value decay, seasonal revenue volatility. Verdict: BUY with professional management and realistic Year 1 expectations.

Bali Exception
Bali / Ubud
Commercial Zone

LUXURIOUS 5 BEDROOM VILLA WITH AMAZING VIEW IN UBUD FOR SALE LEASEHOLD BE-1070

Inventory
5 Beds
Bathrooms
6 Baths
Built Area
220 m²
Land Plot
700 m²
Tenure
Lease 27yr
Yield Curve Status

Grade A investment — short-term rental yields 14.4% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score81
GradeA
Brixfox Intelligence
81AExcellent
Score Breakdown
ROI & Yield89%
Capital Growth85%
Risk Profile82%
Market Demand81%

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
+14.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.0%
-$524 in 5yr (-0%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
14.4%
$5,970/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
7.0 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$555/night
50% ($278)Brixfox estimate($555/night)200% ($1110)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Yearly income
$71,634
Airbnb data$555/night · 51% occupancy
Rental income
$555/night · 51% occ.
$103,582
Running costs (20%)
Utilities, cleaning, maintenance
-$20,716
Income tax (10%)
Indonesian rental income tax
-$10,358
Property tax
Annual property tax
-$873
Net income
14.4% ROI
$71,634

Long-Term Rental

Yearly income
$18,097
8 comps
Rental income
$2,733/mo
$26,235
Agency fee (10%)
Finder's fee per tenant
-$2,624
Vacancy (~8%)
1.5mo gap per tenancy
-$2,018
Income tax (10%)
Indonesian rental income tax
-$2,624
Property tax
Annual property tax
-$873
Net income
3.6% ROI
$18,097

Short-term rental earns 4.0x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 27 years remaining.

$3.4M$2.5M$1.7M$838K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $499KPeak Capital Value: Yr 2 ($507K)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
$498K
-0%
22 years remaining
Rental Income
+$380K
Total Position
$879K
+76%
12.0%/yr
Year 10
Capital Value
$407K
-19%
17 years remaining
Rental Income
+$821K
Total Position
$1.2M
+146%
9.4%/yr
Year 15
Capital Value
$248K
-50%
12 years remaining
Rental Income
+$1.3M
Total Position
$1.6M
+217%
8.0%/yr
Year 20
Capital Value
$105K
-79%
7 years remaining
Rental Income
+$1.9M
Total Position
$2.0M
+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
14.4% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Strong
$555 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
700 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
27 years remaining on lease

Top Highlights

High rental yield at 14.4% — outperforms most Bali villas
Premium nightly rate of $555 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Occupancy at 51% — 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

31% occ.
8.7%
$3,606/mo
41% occ.
11.5%
$4,788/mo
51% occ.
14.4%
$5,970/mo
current
61% occ.
17.2%
$7,151/mo

Lease Timeline

27 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.