Modern Tropical 2 Bedroom Villa for Sale Leasehold in Balangan Bali

Modern Tropical 2 Bedroom Villa for Sale Leasehold in Balangan Bali

Uluwatu, Bali

$315k

Price

2

Bedrooms

20%

Occupancy

2 Bathrooms
Ownership: Leasehold
Land: 180 m²
Build: 126 m²
Est. Revenue: $14k/yr
Avg Nightly Rate: $198

Cost to reproduce & long-term let

Asking price 112% above cost to reproduce — reproducing it would cost about $149k

Long-term rental alternative: ~$13k/yr gross rent

A long-term let is projected to out-earn short-term letting.

How it compares in Uluwatu

  • Expected occupancy of 20% compares with a 71% median across 909 tracked Uluwatu villas.
  • Its expected nightly rate of $198 sits below the Uluwatu median of $204.
  • Brixfox ranks its projected net yield in the bottom half of the 902 live Uluwatu listings it tracks.
How Brixfox computes these figures

Investment Analysis

This Villa BE-2004 located in Balangan is for sale with Leasehold ownership for EUR280,000, IDR5,615,742,387

Price
$314,631
ReportInquire
2-bedroom leasehold villa in Uluwatu — photo 1 of 5
Bali Exception
1 / 5
2-bedroom leasehold villa in Uluwatu — photo 2 of 5
2 / 5
2-bedroom leasehold villa in Uluwatu — photo 3 of 5
3 / 5
2-bedroom leasehold villa in Uluwatu — photo 4 of 5
4 / 5
2-bedroom leasehold villa in Uluwatu — photo 5 of 5
5 / 5

Modern Tropical 2 Bedroom Villa for Sale Leasehold in Balangan Bali

Uluwatu · Balangan · Ref BF-1498024Source · Bali Exception · listed 9 Oct 2026
Asking price · Leasehold
$314,631
Listed 21 days ago
Net yield
1.8%
Fully managed · Non-resident tax
  • Its own Airbnb: booked 20% of nights in its 3-month window · 9 reviews at 4.8 · calendar read 9 Oct
  • 112% above cost to reproduce · 21% above the Uluwatu median for 2-bedroom villas
  • 22-year lease · -2.7% after lease amortisation
Weak caseBrixfox read · from this listing's stored figures

This Balangan villa presents a weak investment case with a 1.8% net yield based on its own Airbnb calendar and 20% occupancy.

Why
Strengths
  • •The property is situated within the pink tourism zone where short-term holiday rental is permitted.
  • •The villa maintains a 4.8 rating across 9 reviews on its own Airbnb listing.
  • •Short-term rental projects 0.4 points above the 2.3% net yield available from a long-term let.
Risks
  • •The 22-year leasehold offers no resale value as the villa returns to the landowner when the lease ends.
  • •The asking price sits 112% above the cost to reproduce the land and construction.
  • •Projected annual revenue of $14,152 is limited by a low 20% occupancy rate over a 3-month window.

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 29 Oct 2026.

Cash yield while the lease runs — the villa returns to the landowner after 22 yrs, with no resale value
Inquire about this property
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

Ownership
Leasehold
Bedrooms
2
Bathrooms
2
Built area
126 m²
Land
180 m²
Brixfox Score 45 · D Leasehold · 22 yrs leftFinancial analysis ↓
Short lease — 22 yrs left. 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 · 22 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.
1.8%
$5,817 net operating income /yr
Gross yield · all-in basis
4.3%
−2.5 pts in operating costs & local taxes
After lease amortisation:-2.7%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 does not repay it within the lease: 55.9 of 22 yrs
Before tax in your home country and financing costs. Estimates, not financial advice.
Modelled from Airbnb listings we track across Uluwatu — live calendar data.

Found on Airbnb

This exact villa, photo-verified at 95% confidence — its own track record, not a comp estimate

Verified

Its name, link and guest reviews are Pro evidence

20%booked
4.8rating
9reviews
$206asking / night

Pro evidence

Calendar-tracked performance

We track this exact listing's availability calendar daily. Over the recent 3-month window it was booked 20% of nights, and it asks $206/night. The occupancy is measured. The nightly rate is what the host asks — Airbnb does not publish what a night actually sold for, so no source anywhere has the earned rate. The projections below are built from this listing's own window rather than the area median, which is why they can sit well above comparable properties nearby.

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
$198
Expected booked rate (market-calibrated)
Expected occupancy
20%
Full-year estimate, market-calibrated
Projected annual revenue
$14,152
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· 1.4% of price, auto-calculated
$4,528
PPAT notary (lease deed)$3,146
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
$325,452
+3.4% 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
$14,152
Rental management
−$2,830
Booking channel fees
−$708
Utilities
−$708
Cleaning & laundry
−$708
Maintenance & repairs
−$708
Insurance
−$425
Guest supplies & consumables
−$283
Property tax (PBB)
−$551
PPh 4(2) final tax on rent
−$1,415
Net operating income
$5,817/yr
Net yield on all-in investment
1.8%

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 ÷ 22 yrs remaining−$14,793/yr
Net yield after lease amortisation-2.7%
Payback vs remaining term55.9 yrs of 22 yrs
At these assumptions the rental income does not recover the all-in investment before the lease expires.

Cost to reproduce & the long-term-let alternative

What it would cost to reproduce this villa, and what a yearly tenant would pay
Asking price 112% above cost to reproducecost ≈ $149kMedium confidence
Long-term rental alternative: ~$13k/yr gross rent2.3% net yieldMedium confidence

Long-term letting projected to outperform short-term by 0.5 points.

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

Surroundings confirmed

Uluwatu · Balangan

Loading Map...

Explore the full market map

Independently Verified

Cross-checked against public listings

Location corroborated

An independent listing places this property within about 0 m of the agency's pin. This confirms the surroundings, not the exact address.

Verdict

Score, and what could go wrong

Same net-yield basis as the financial analysis

Brixfox Score

45D
LocationStrong
Premium area with high rental demand
Rental YieldWeak
1.8% net yield on all-in cost
OccupancyWeak
20% average occupancy
Nightly RateGood
$198 per night
Visual AppealStrong
9/10 visual appeal
Size & SpaceAverage
180 m² land area
ZoningStrong
Pink zone — Tourism zoning (Kawasan Pariwisata) where short-term rental is permitted; a zoning reading at the pin, not a licence
TenureGood
22 years remaining on lease
Prime location in Balangan — high tourist traffic
Stunning visuals (9/10) — commands premium nightly rates
In a tourism zone where short-term rental is permitted — eligible for a Pondok Wisata licence
Net yield of 1.8% (fully managed, on all-in cost) is below the market average — model your cashflow carefully
Occupancy at 20% — 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.

Risk & what-if

ScenarioOccupancyNet income /yrNet yield
Expected20%$5,8181.8%
+10 pts occupancy30%$9,1932.8%
+20 pts occupancy40%$12,4413.8%

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

Lease runway22 yearsCautionPlan an exit within ~7 years, while resale is still easy.
Payback33.6 yearsfrom net rent at the expected case
Ask Brixfox

Questions about this listing, answered from its data

Ask Brixfox about this property

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

Opening read · generated from this listing's data

This Balangan villa presents a weak investment case with a 1.8% net yield based on its own Airbnb calendar and 20% occupancy.

Strengths
  • •The property is situated within the pink tourism zone where short-term holiday rental is permitted.
  • •The villa maintains a 4.8 rating across 9 reviews on its own Airbnb listing.
  • •Short-term rental projects 0.4 points above the 2.3% net yield available from a long-term let.
Risks
  • •The 22-year leasehold offers no resale value as the villa returns to the landowner when the lease ends.
  • •The asking price sits 112% above the cost to reproduce the land and construction.
  • •Projected annual revenue of $14,152 is limited by a low 20% occupancy rate over a 3-month window.

Try one of these

Create a free account to ask 2 free AI questions — Pro is unlimited.

Questions are stored for 12 months to improve our answers. Privacy

Inquire

Take the numbers with you, or talk to the agent

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
Included with Pro once its free trial ends

Interested in this property?

Your Brixfox analysis goes with it, so you arrive as a qualified buyer, not a cold email. Where the agency takes inquiries through Brixfox it goes straight to the agent; otherwise it comes to the Brixfox team and we reply to you. Brixfox adds no fee.

Optional — leave it blank and we'll send the message above.

Source · Bali Exception

We email you a copy and check in a few days later that you heard back. No spam, no fee.

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.