Uluwatu’s Coastal Chic: A Prime 2BR Oasis Steps from Thomas Beach

Uluwatu’s Coastal Chic: A Prime 2BR Oasis Steps from Thomas Beach

Uluwatu, Bali

$296k

Price

2

Bedrooms

75%

Occupancy

2 Bathrooms
Ownership: Leasehold
Land: 105 m²
Build: 127 m²
Est. Revenue: $46k/yr
Avg Nightly Rate: $167

Cost to reproduce & long-term let

Long-term rental alternative: ~$26k/yr gross rent

Short-term letting is projected to out-earn a long-term let.

How it compares in Uluwatu

  • Expected occupancy of 75% compares with a 71% median across 913 tracked Uluwatu villas.
  • Its expected nightly rate of $167 sits below the Uluwatu median of $205.
  • Brixfox ranks its projected net yield in the bottom half of the 906 live Uluwatu listings it tracks.
How Brixfox computes these figures

Investment Analysis

Leasehold Villa in Uluwatu, Bali. Full furnished 2BR, Prime location, Steps from beach, Ocean view. $295K. Code: IPB01569

Price
$295,692
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2-bedroom leasehold villa in Uluwatu — photo 1 of 5
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2-bedroom leasehold villa in Uluwatu — photo 2 of 5
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2-bedroom leasehold villa in Uluwatu — photo 3 of 5
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2-bedroom leasehold villa in Uluwatu — photo 4 of 5
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Uluwatu’s Coastal Chic: A Prime 2BR Oasis Steps from Thomas Beach

Uluwatu · Mas · Ref BF-562814Source · Bali Villa Realty · listed 23 Jul 2026
Asking price · Leasehold
$295,692
Listed 100 days ago
Net yield
6.1%
Fully managed · Non-resident tax
  • Its own Airbnb: booked 80% of nights in its 3-month window · 9 reviews at 5.0 · calendar read 19 Oct
  • 14% above the Uluwatu median for 2-bedroom villas
Solid caseBrixfox read · from this listing's stored figures

This 2-bedroom villa offers a 6.1% net yield based on its own Airbnb performance, presenting a cash-flow opportunity over a 30-year leasehold term.

Why
Strengths
  • •Projected 6.1% net yield outperforms the 5.4% long-term let alternative by 4.5 points
  • •Strong operational history with 9 reviews at 5 and 80% of nights booked in the 3-month window
  • •High confidence in the 14.8% gross yield based on a deep, consistent set of comparables
Risks
  • •The 30-year leasehold structure results in no resale value at the end of the term
  • •Property zoning has not been checked for this listing
  • •All-in acquisition cost of $308,806 must be recovered before the lease expires

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 30 yrs, with no resale value
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Ownership
Leasehold
Bedrooms
2
Bathrooms
2
Built area
127 m²
Land
105 m²
Brixfox Score 81 · B+· top 50% Leasehold · 30 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 · 30 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.
6.1%
$18,878 net operating income /yr
Gross yield · all-in basis
14.8%
−8.7 pts in operating costs & local taxes
After lease amortisation:2.8%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 16.4 of 30 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 98% confidence — its own track record, not a comp estimate

Verified

Its name, link and guest reviews are Pro evidence

80%booked
5.0rating
9reviews
$174asking / night

Pro evidence

Calendar-tracked performance

We track this exact listing's availability calendar daily. Over the recent 3-month window it was booked 80% of nights, and it asks $174/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
$167
Expected booked rate (market-calibrated)
Expected occupancy
75%
Full-year estimate, market-calibrated
Projected annual revenue
$45,714
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· 2.6% of price, auto-calculated
$7,714
Lease transfer & notarial admin (~1%)$2,957
Notary & registration$1,800
Legal fees$2,957
Renovation budget· Move-in ready. No renovation budgeted.
$
Furniture & STR launch· default STR launch only (delivered furnished)
$
All-in investment
$308,806
+4.4% 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
$45,714
Management fee
% of revenue−$9,143
OTA / channel fees
% of revenue−$2,286
Staff & local operations
% of revenue$0
Cleaning (net of guest fees)
% of revenue−$1,829
Utilities, insurance & consumables
% of revenue−$3,657
Lodging / tourist tax
% of revenue−$4,571
Maintenance reserve
% of price−$2,957
Annual property tax
% of price−$296
Local income tax
% of profit−$2,098
Net operating income
$18,878/yr
Net yield on all-in investment
6.1%
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 ÷ 30 yrs remaining−$10,294/yr
Net yield after lease amortisation2.8%
Payback vs remaining term16.4 yrs of 30 yrs

Cost to reproduce & the long-term-let alternative

What it would cost to reproduce this villa, and what a yearly tenant would pay
Long-term rental alternative: ~$26k/yr gross rent5.2% net yieldLow confidence

Short-term letting projected to outperform long-term by 0.9 points.

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

Brixfox Score

81B
LocationStrong
Premium area with high rental demand
Rental YieldStrong
6.1% net yield on all-in cost
OccupancyGood
75% average occupancy
Nightly RateGood
$167 per night
Visual AppealStrong
9/10 visual appeal
Size & SpaceWeak
105 m² land area
ZoningAverage
STR zoning not confirmed
TenureStrong
30 years remaining on lease
Prime location in Mas — high tourist traffic
Strong net yield at 6.1% (fully managed, on all-in cost) — outperforms most villas in this market
Stunning visuals (9/10) — commands premium nightly rates
Compact plot at 105 m² — limited expansion potential
STR zoning not confirmed — verify before purchasing for short-term rental use

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%$13,0634.2%
-10 pts occupancy65%$15,9715.2%
Expected75%$18,8786.1%
+10 pts occupancy85%$21,7857.1%

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

Lease runway30 yearsSafe zoneLiquid on resale; banks still do not finance leaseholds — plan for cash.
Payback9.4 yearsfrom net rent at the expected case
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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 2-bedroom villa offers a 6.1% net yield based on its own Airbnb performance, presenting a cash-flow opportunity over a 30-year leasehold term.

Strengths
  • •Projected 6.1% net yield outperforms the 5.4% long-term let alternative by 4.5 points
  • •Strong operational history with 9 reviews at 5 and 80% of nights booked in the 3-month window
  • •High confidence in the 14.8% gross yield based on a deep, consistent set of comparables
Risks
  • •The 30-year leasehold structure results in no resale value at the end of the term
  • •Property zoning has not been checked for this listing
  • •All-in acquisition cost of $308,806 must be recovered before the lease expires

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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.