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Offplan Ocean View 2 Bedroom Villa for Sale Leasehold in Ungasan Be-2364

Offplan Ocean View 2 Bedroom Villa for Sale Leasehold in Ungasan Be-2364

Uluwatu, Bali

$250k

Price

9.4%

ROI

2

Bedrooms

36%

Occupancy

3 Bathrooms
Ownership: Leasehold
Land: 175 m²
Build: 115 m²
Est. Revenue: $34k/yr
Avg Nightly Rate: $261

Investment Analysis

This Villa BE-2364 located in Uluwatu is for sale with Leasehold ownership for EUR213,665, IDR4,023,320,397

2-bedroom leasehold villa in Uluwatu — photo 1 of 5
Bali Exception
2-bedroom leasehold villa in Uluwatu — photo 2 of 5
2-bedroom leasehold villa in Uluwatu — photo 3 of 5
2-bedroom leasehold villa in Uluwatu — photo 4 of 5
2-bedroom leasehold villa in Uluwatu — photo 5 of 5

Offplan Ocean View 2 Bedroom Villa for Sale Leasehold in Ungasan Be-2364

Uluwatu · Uluwatu · Ref BF-16214 Source verified · Bali Exception · listed 30 May 2026
Asking price · Leasehold
$250,000
View original listing
Ownership
Leasehold
Bedrooms
2
Bathrooms
3
Built area
115 m²
Land
175 m²
True net yield
4.7%
≈ $1,958/mo net after costs & tax
Cash yield while the lease runs — capital not recovered after 31 yrs
Lease-adjusted return
1.5% / yr
over 31-yr lease, capital not recovered
Brixfox Score 81 · B+
31 yrs left on lease
Short lease — 31 yrs left. The 4.7% net yield is cash income while the lease runs; your capital is not recovered when it ends. Adjusted for the lease decay, the real return is about 1.5%/yr — unless you extend the lease.
Modelled from Airbnb listings we track across Uluwatu — 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

Uluwatu

Uluwatu, 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)
$261/night
50% ($130)Brixfox estimate($261/night)200% ($522)
Occupancy
36%
10%Brixfox estimate(36%)100%

Short-Term Rental

Indicative
Yearly income
$23,490
Likely range $14,094 – $32,886
Airbnb data$261/night · 36% occupancy
Rental income
$261/night · 36% occ.
$34,182
Running costs (20%)
Utilities, cleaning, maintenance
-$6,836
Income tax (10%)
Indonesian rental income tax
-$3,418
Property tax
Annual property tax
-$438
Net income
9.4% ROI
$23,490

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$250,000
Lease transfer & notarial admin (~1%)$2,500
Notary & registration$1,800
Legal / due diligence$2,500
Total acquisition costs$6,800
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$2,875
($0–$5,750)
Furnishing & STR launch
2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$35,700
All-in investment$295,375

Gross yield (asking)

13.7%

True gross yield (all-in)

11.6%

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 31 years remaining.

$1.4M$1.0M$675K$338K$0Yr 0Yr 10Yr 20Yr 30Purchase PriceIlliquid zoneUnsellableToday: $250KPeak Capital Value: Yr 6 ($269K)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 10: 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
$267K
+7%
26 years remaining
Rental Income
+$125K
Total Position
$391K
+57%
9.4%/yr
Year 10
Capital Value
$262K
+5%
21 years remaining
Rental Income
+$269K
Total Position
$531K
+113%
7.8%/yr
Year 15
Capital Value
$199K
-21%
16 years remaining
Rental Income
+$437K
Total Position
$636K
+154%
6.4%/yr
Year 20
Capital Value
$113K
-55%
11 years remaining
Rental Income
+$631K
Total Position
$744K
+198%
5.6%/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 6+ yrs operating 60+ properties managed ~2h guest response

Uluwatu Villa Care

Vetted

Bukit-peninsula clifftop & beach villa specialists

22%
Management fee
of rental revenue — already in your Managed figures

Boutique operator focused on the Bukit. Premium guest experience, transparent monthly reporting, and on-call maintenance for remote owners.

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 & garden upkeep
  • Pondok wisata / STR licensing assistance
Visit Uluwatu Villa Care

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

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
9.4% annual return
Occupancy
Weak
36% average occupancy
Nightly Rate
Strong
$261 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
175 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
31 years remaining on lease

Top Highlights

Prime location in Uluwatu — high tourist traffic
High rental yield at 9.4% — outperforms most villas in this market
Premium nightly rate of $261 — positioned in the top tier

Watch Out

Occupancy at 36% — factor in seasonal gaps
Compact plot at 175 m² — limited expansion potential

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.
7.8%
$1,629/mo
40% occ.
10.5%
$2,184/mo
36% occ.
9.4%
$1,957/mo
current
46% occ.
12.1%
$2,513/mo

Lease Timeline

31 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.