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Off Plan 3 Bedroom Villa for Sale Freehold and Leasehold in Ungasan - Rf8435b

Off Plan 3 Bedroom Villa for Sale Freehold and Leasehold in Ungasan - Rf8435b

Ungasan, Bali

$226k

Price

14.3%

ROI

3

Bedrooms

33%

Occupancy

3 Bathrooms
Ownership: Leasehold
Land: 104 m²
Build: 140 m²
Est. Revenue: $47k/yr
Avg Nightly Rate: $393

Investment Analysis

3 units available | Off-plan: Construction will begin after purchase with an estimated construction time of 10–12 months | Fully furnished option ava...

3-bedroom leasehold villa in Ungasan — photo 1 of 5
Bali Home Immo
3-bedroom leasehold villa in Ungasan — photo 2 of 5
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Off Plan 3 Bedroom Villa for Sale Freehold and Leasehold in Ungasan - Rf8435b

Ungasan · Ungasan · Ref BF-133794 Source verified · Bali Home Immo · listed 17 Jun 2026
Asking price · Leasehold
$226,320
View original listing
Ownership
Leasehold
Bedrooms
3
Bathrooms
3
Built area
140 m²
Land
104 m²
True net yield
8.3%
≈ $2,695/mo net after costs & tax
Cash yield while the lease runs — capital not recovered after 80 yrs
Lease-adjusted return
7.1% / yr
over 80-yr lease, capital not recovered
Brixfox Score 81 · B+
80 yrs left on lease
Modelled from Airbnb listings we track across Ungasan — live calendar data. Projections are estimates, not financial advice.

What nearby Airbnbs actually earn

Brixfox tracks the live availability calendars of Airbnb listings around this property. The rates and occupancy below are observed from real bookings — this is the data behind every yield figure on this page.

Location

Ungasan

Ungasan, Pin from agency listing

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Airbnb Comp Analysis

Finding Airbnb comps...

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

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Nightly Rate (ADR)
$393/night
50% ($196)Brixfox estimate($393/night)200% ($786)
Occupancy
33%
10%Brixfox estimate(33%)100%

Short-Term Rental

Indicative
Yearly income
$32,341
Likely range $19,405 – $45,277
Airbnb data$393/night · 33% occupancy
Rental income
$393/night · 33% occ.
$46,767
Running costs (20%)
Utilities, cleaning, maintenance
-$9,353
Income tax (10%)
Indonesian rental income tax
-$4,677
Property tax
Annual property tax
-$396
Net income
14.3% ROI
$32,341

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$226,320
Lease transfer & notarial admin (~1%)$2,263
Notary & registration$1,800
Legal / due diligence$2,263
Total acquisition costs$6,326
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$3,500
($0–$7,000)
STR launch (delivered furnished)
Delivered furnished — fit-out already in the price; only licence, photography, linens & STR setup added.		$6,100
All-in investment$242,246

Gross yield (asking)

20.7%

True gross yield (all-in)

19.3%

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 80 years remaining.

$12.0M$9.0M$6.0M$3.0M$0Yr 0Yr 15Yr 30Yr 45Yr 60Yr 75Purchase PriceIlliquid zoneUnsellableToday: $226KPeak Capital Value: Yr 55 ($1.0M)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
$262K
+16%
75 years remaining
Rental Income
+$172K
Total Position
$434K
+92%
13.9%/yr
Year 10
Capital Value
$304K
+34%
70 years remaining
Rental Income
+$371K
Total Position
$675K
+198%
11.5%/yr
Year 15
Capital Value
$353K
+56%
65 years remaining
Rental Income
+$602K
Total Position
$954K
+322%
10.1%/yr
Year 20
Capital Value
$409K
+81%
60 years remaining
Rental Income
+$869K
Total Position
$1.3M
+465%
9.0%/yr
Turnkey Management

Your property, professionally managed

Buying from abroad? You won't lift a finger. A vetted local management partner is already connected to this listing — ready to run it as a short-stay rental from day one, so the Managed projections above are something you can actually rely on.

Vetted by Brixfox 9+ yrs operating 140+ properties managed ~1h guest response

Canggu Stay Co.

Vetted

Full-service villa management across South Bali

20%
Management fee
of rental revenue — already in your Managed figures

Hands-off short-stay management for absentee owners — from licensing to nightly guest care. Your villa earns from day one without you on the ground.

What the fee covers

  • Listing setup & optimisation (Airbnb, Booking.com, VRBO)
  • Dynamic pricing & revenue management
  • 24/7 multilingual guest communication
  • Guided check-in / check-out & key handling
  • Professional cleaning, laundry & restocking
  • Maintenance & repairs coordination
  • Monthly owner statements & payouts
  • Guest screening & damage protection
  • Pool & tropical-garden upkeep
  • Pondok wisata / STR licensing assistance
Visit Canggu Stay Co.

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
14.3% annual return
Occupancy
Weak
33% average occupancy
Nightly Rate
Strong
$393 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
104 m² land area
Zoning
Weak
Residential (per agency) — verify in RTRW
Tenure
Strong
80 years remaining on lease

Top Highlights

High rental yield at 14.3% — outperforms most villas in this market
Premium nightly rate of $393 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 33% — factor in seasonal gaps

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
13.1%
$2,476/mo
40% occ.
17.6%
$3,313/mo
33% occ.
14.3%
$2,695/mo
current
43% occ.
18.7%
$3,531/mo

Lease Timeline

80 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.