Off-Plan 1 Bedroom Apartment for Sale in Ubud - TJ149C

Off-Plan 1 Bedroom Apartment for Sale in Ubud - TJ149C

Ubud, Bali

$177k

Price

1

Bedrooms

57%

Occupancy

1 Bathrooms
Ownership: Leasehold
Build: 43 m²
Est. Revenue: $17k/yr
Avg Nightly Rate: $81

How it compares in Ubud

  • Expected occupancy of 57% compares with a 65% median across 641 tracked Ubud villas.
  • Its expected nightly rate of $81 sits below the Ubud median of $161.
  • Brixfox ranks its projected net yield in the bottom half of the 635 live Ubud listings it tracks.
How Brixfox computes these figures

Investment Analysis

2 units available | Off-plan: completion in November 2026 Set within a secure and well managed complex in Ubud, this charming one bedroom apartment offers a...

Price
$177,327
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1-bedroom leasehold apartment in Ubud — photo 1 of 5
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Off-Plan 1 Bedroom Apartment for Sale in Ubud - TJ149C

Ubud · Ref BF-134554Source · Bali Home Immo · listed 17 Jun 2026
Asking price · Leasehold
$177,327
Listed 135 days ago
Net yield
3.7%
Fully managed · Non-resident tax
  • 19% above the Ubud median for 1-bedroom apartments
  • 35-year lease · 0.8% after lease amortisation
Weak caseBrixfox read · from this listing's stored figures

This off-plan Ubud apartment offers a 3.7% net yield based on 96 nearby Airbnb comparables, representing a weak investment case for remote buyers.

Why
Strengths
  • •Located in Bali's tourism pink zone where short-term holiday rental is permitted
  • •High confidence in yield modelling based on a deep and consistent set of 96 nearby Airbnb comparables
  • •Projected annual revenue of $16,811 with a gross yield on the all-in cost of 8.6%
Risks
  • •The 35-year leasehold has no resale value at the end as the villa returns to the landowner
  • •The property is off-plan with unproven delivery and build quality
  • •Asking price was raised 13.9% on 26 Sept 2026 despite being on the market for 4 months

Written by an AI model from this listing's stored figures and checked against them, never from figures of its own. Information, not advice. Generated 28 Oct 2026.

Cash yield while the lease runs — the villa returns to the landowner after 35 yrs, with no resale value
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The page’s own figures, line by line · Every purchase cost and the all-in total · Occupancy and offer-price what-ifs · Bali ownership, tax and letting rules

Ownership
Leasehold
Bedrooms
1
Bathrooms
1
Built area
43 m²
Brixfox Score 51 · C Leasehold · 35 yrs leftFinancial analysis ↓
Return thins after lease amortisation. The net yield below is cash income while the lease runs; the villa returns to the landowner when it ends, so there is no resale value — see “after lease amortisation” in the analysis.
Financials

What it earns, what it costs to own, and the net yield

Financial analysis
· Brixfox Standard · Non-resident · Fully managed
Leasehold · 35 yrs remaining
Fully managed is the Brixfox Standard shown on every card: a full-service manager's commission, charged on top of the Airbnb/Booking channel fees (not the cleaning cost — changeovers are funded by guest cleaning fees; you bear the residual). Self-managed drops the commission; the channel fees stay, because the platform is paid whoever manages, and you pay staff/local operations, a higher cleaning residual and your own time directly. Both scenarios divide the SAME gross revenue — the toggle changes the cost stack, not the revenue. That revenue is observed from actively-operated comps, so self-managed assumes you match their performance.Both scenarios share the same projected revenue — the toggle changes who runs the property and what that costs, not what it earns.
Net yieldNet operating income ÷ all-in investment. After local operating taxes; before home-country personal tax and financing costs. Modelled from observed market performance of comparable Airbnb listings.
3.7%
$7,255 net operating income /yr
Gross yield · all-in basis
8.6%
−4.9 pts in operating costs & local taxes
After lease amortisation:0.8%A leasehold expires; we amortise your all-in investment straight-line over the remaining term. This is the honest return on a wasting asset — most tools ignore it.Rent repays your investment in 26.8 of 35 yrs
Before tax in your home country and financing costs. Estimates, not financial advice.
Modelled from Airbnb listings we track across Ubud — live calendar data.

No Airbnb match on file

We have not confirmed this exact villa on Airbnb, so it carries no operating history here. The figures above rest on the comparable set — a launch scenario, not a track record.

Revenue assumptions

Derived from the comparable Airbnb listings below. The headline ADR is the expected BOOKED rate — nearby asking prices corrected by our measured, market-calibrated asking-to-booked factor. Occupancy is calibrated against tracked reference homes nearby. Comp cards below show raw asking prices.
Expected ADR
$81
Expected booked rate (market-calibrated)
Expected occupancy
57%
Full-year estimate, market-calibrated
Projected annual revenue
$16,811
ADR × occupancy × 365
Seasonal occupancy pattern
Peak Jul +25% · Low Feb -15%
J
F
M
A
M
J
J
A
S
O
N
D
Modelled monthly index (relative to the annual average) — replaced by measured per-market indices as calendar history matures.

Investment basis

The true all-in acquisition cost — asking price plus purchase costs, renovation and furnishing. Every yield on this page is computed against this total, not the asking price.
Adjust the figures to your deal — yields recalculate live.
Purchase price· asking · leasehold
$
Acquisition costs· 1.8% of price, auto-calculated
$3,155
PPAT notary (lease deed)$1,773
Legal due diligence$1,382
Buyer-side agent fee· paid by the seller$0
Lease tax· customarily the lessor’s; confirm in the lease$0
Renovation budget· no measured Bali basis — enter your own quote
$
Furniture & STR launch
$
All-in investment
$194,482
+9.7% over asking
Fully managed scenarioSwitch the scenario with the toggle at the top of the financial analysis — it drives every figure in this section. Gross revenue is identical in both scenarios (the comps' observed performance); the Villa Scorecard and risk panels elsewhere on the page always quote the fully-managed Brixfox Standard.
Gross annual revenue
$16,811
Rental management
−$3,362
Booking channel fees
−$841
Utilities
−$841
Cleaning & laundry
−$841
Maintenance & repairs
−$841
Insurance
−$504
Guest supplies & consumables
−$336
Property tax (PBB)
−$310
PPh 4(2) final tax on rent
−$1,681
Net operating income
$7,255/yr
Net yield on all-in investment
3.7%

Income tax is PPh 4(2), Indonesia's final tax on rent, at 10% of gross. The regional hotel tax (PBJT, formerly PB1/PHR) is not charged: whether it applies depends on how the villa is licensed and let, so confirm it with your notary. Financing is not modelled.

Leasehold economics
A leasehold expires — the villa returns to the landowner and has no resale value at the end of the term. We write the all-in investment off straight-line over the remaining years and show the return after that annual cost. Most tools ignore this.
Lease amortisation · all-in ÷ 35 yrs remaining−$5,557/yr
Net yield after lease amortisation0.8%
Payback vs remaining term26.8 yrs of 35 yrs
Want this analysis as an underwriting report (PDF)?

The page’s own figures, line by line · Every purchase cost and the all-in total · Occupancy and offer-price what-ifs · Bali ownership, tax and letting rules

Evidence

Where it sits, and who confirms it

Comp table: Market evidence ↑ in Financials

Location

Agency pin · unverified

Ubud

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Verdict

Score, and what could go wrong

Same net-yield basis as the financial analysis

Brixfox Score

51C
LocationGood
Popular area with steady demand
Rental YieldGood
3.7% net yield on all-in cost
OccupancyAverage
57% average occupancy
Nightly RateAverage
$81 per night
Visual AppealGood
7/10 visual appeal
Size & SpaceWeak
43 m² interior
ZoningStrong
Pink zone — Tourism zoning (Kawasan Pariwisata) where short-term rental is permitted; a zoning reading at the pin, not a licence
TenureStrong
35 years remaining on lease
In a tourism zone where short-term rental is permitted — eligible for a Pondok Wisata licence
35+ year lease — strong tenure runway
Occupancy at 57% — factor in seasonal gaps
ADR of $81 limits revenue ceiling — consider repositioning potential

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risk & what-if

ScenarioOccupancyNet income /yrNet yield
-20 pts occupancy37%$4,6002.4%
-10 pts occupancy47%$5,9283.0%
Expected57%$7,2553.7%
+10 pts occupancy67%$8,5824.4%

Brixfox Standard · Non-resident · Fully managed · net yield on all-in cost

Lease runway35 yearsSafe zoneLiquid on resale; banks still do not finance leaseholds — plan for cash.
Off-planCompletion riskask for the build timeline, payment schedule and building permit
Payback15.5 yearsfrom net rent at the expected case
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Questions about this listing, answered from its data

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Answers grounded in this listing's data, its Airbnb comps and the score breakdown.

Opening read · generated from this listing's data

This off-plan Ubud apartment offers a 3.7% net yield based on 96 nearby Airbnb comparables, representing a weak investment case for remote buyers.

Strengths
  • •Located in Bali's tourism pink zone where short-term holiday rental is permitted
  • •High confidence in yield modelling based on a deep and consistent set of 96 nearby Airbnb comparables
  • •Projected annual revenue of $16,811 with a gross yield on the all-in cost of 8.6%
Risks
  • •The 35-year leasehold has no resale value at the end as the villa returns to the landowner
  • •The property is off-plan with unproven delivery and build quality
  • •Asking price was raised 13.9% on 26 Sept 2026 despite being on the market for 4 months

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Villa Underwriting Report

PDF report · one-time purchase · this property

  • The page’s own figures, line by line
  • Every purchase cost and the all-in total
  • Occupancy and offer-price what-ifs
  • Bali ownership, tax and letting rules
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Modelled from live Airbnb calendar data around this property · operating costs per line, editable in the P&L · estimates, not financial advice.Data sources & methodology ›

ROI calculations use verified Brixfox Intelligence rental data. Operating costs are modelled per line — Airbnb/Booking channel fees whoever manages, then either a full-service management commission or the staff/local operations a self-managing owner buys back, cleaning residual, utilities & insurance, local taxes — with every rate editable in the Financial analysis P&L above. Gross revenue is identical in both management scenarios. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Bali may impact actual yields.