Exclusive 1-Bedroom Designer Apartments at Thomas Beach, Uluwatu

Exclusive 1-Bedroom Designer Apartments at Thomas Beach, Uluwatu

Uluwatu, Bali

$160k

Price

1

Bedrooms

75%

Occupancy

Ownership: Leasehold
Land: 55 m²
Build: 45 m²
Est. Revenue: $41k/yr
Avg Nightly Rate: $148

Cost to reproduce & long-term let

Asking price 146% above cost to reproduce — reproducing it would cost about $65k

How it compares in Uluwatu

  • Expected occupancy of 75% compares with a 71% median across 909 tracked Uluwatu villas.
  • Its expected nightly rate of $148 sits below the Uluwatu median of $204.
  • Brixfox ranks its projected net yield in the top 10% of the 902 live Uluwatu listings it tracks.
How Brixfox computes these figures

Investment Analysis

Introduction An attractive opportunity to own a 1-bedroom designer apartment within an exclusive cliff-front lifestyle development at Thomas Beach, one of Uluwatu's most desirable coastal locations. Situated within an impressive integrated coastal development, these apartments offer a contemporary approach to tropical living, combining sophisticated architecture, comfortable interiors, and access to a thoughtfully planned residential and

Price
$160,000
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Exclusive 1-Bedroom Designer Apartments at Thomas Beach, Uluwatu

Uluwatu · Mas · Ref BF-1663187Source · VillasofBali · listed 22 Oct 2026
Asking price · Leasehold
$160,000
Listed 8 days ago
Net yield
10.8%
Fully managed · Non-resident tax
  • 146% above cost to reproduce · 11% below the Uluwatu median for 1-bedroom villas
  • 28-year lease · 7.2% after lease amortisation
Strong caseBrixfox read · from this listing's stored figures

This Uluwatu apartment provides a 10.8% net yield based on 98 nearby Airbnb comparables, with high confidence and 75% occupancy.

Why
Strengths
  • •Net yield of 10.8% on an all-in cost of $166,187, modelled on 98 nearby Airbnb comparables.
  • •Located in the tourism (pink) zone where short-term holiday rental is permitted.
  • •Projected annual revenue of $40,523 based on a 75% occupancy and $148 average daily rate.
Risks
  • •Leasehold ownership with 28 years remaining and no resale value at the end of the term.
  • •Asking price is 146% above the cost to reproduce the land and construction.

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 26 Oct 2026.

Cash yield while the lease runs — the villa returns to the landowner after 28 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
Built area
45 m²
Land
55 m²
Brixfox Score 95 · A+· top 10% Leasehold · 28 yrs leftFinancial analysis ↓
Financials

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

Financial analysis
· Brixfox Standard · Non-resident · Fully managed
Leasehold · 28 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.
10.8%
$17,955 net operating income /yr
Gross yield · all-in basis
24.4%
−13.6 pts in operating costs & local taxes
After lease amortisation:7.2%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 9.3 of 28 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.

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
$148
Expected booked rate (market-calibrated)
Expected occupancy
75%
Full-year estimate, market-calibrated
Projected annual revenue
$40,523
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· 1.9% of price, auto-calculated
$2,987
PPAT notary (lease deed)$1,600
Legal due diligence$1,387
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
$166,187
+3.9% 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
$40,523
Rental management
−$8,105
Booking channel fees
−$2,026
Utilities
−$2,026
Cleaning & laundry
−$2,026
Maintenance & repairs
−$2,026
Insurance
−$1,216
Guest supplies & consumables
−$810
Property tax (PBB)
−$280
PPh 4(2) final tax on rent
−$4,052
Net operating income
$17,955/yr
Net yield on all-in investment
10.8%

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 ÷ 28 yrs remaining−$5,935/yr
Net yield after lease amortisation7.2%
Payback vs remaining term9.3 yrs of 28 yrs

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 146% above cost to reproducecost ≈ $65kLow confidence
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

Uluwatu · Mas

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Verdict

Score, and what could go wrong

Same net-yield basis as the financial analysis

Brixfox Score

95A
LocationStrong
Premium area with high rental demand
Rental YieldStrong
10.8% net yield on all-in cost
OccupancyGood
75% average occupancy
Nightly RateGood
$148 per night
Visual AppealStrong
9/10 visual appeal
Size & SpaceWeak
55 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
28 years remaining on lease
Prime location in Mas — high tourist traffic
Strong net yield at 10.8% (fully managed, on all-in cost) — outperforms most villas in this market
Stunning visuals (9/10) — commands premium nightly rates
Compact plot at 55 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.

Risk & what-if

ScenarioOccupancyNet income /yrNet yield
-20 pts occupancy55%$13,0937.9%
-10 pts occupancy65%$15,5249.3%
Expected75%$17,95510.8%
+10 pts occupancy85%$20,38712.3%

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

Lease runway28 yearsSafe zoneLiquid on resale; banks still do not finance leaseholds — plan for cash.
Payback5.7 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 Uluwatu apartment provides a 10.8% net yield based on 98 nearby Airbnb comparables, with high confidence and 75% occupancy.

Strengths
  • •Net yield of 10.8% on an all-in cost of $166,187, modelled on 98 nearby Airbnb comparables.
  • •Located in the tourism (pink) zone where short-term holiday rental is permitted.
  • •Projected annual revenue of $40,523 based on a 75% occupancy and $148 average daily rate.
Risks
  • •Leasehold ownership with 28 years remaining and no resale value at the end of the term.
  • •Asking price is 146% above the cost to reproduce the land and construction.

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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.