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Uluwatu apartments 1 bedroom

Uluwatu apartments 1 bedroom

Uluwatu, Bali

$357k

Price

4.1%

ROI

1

Bedrooms

38%

Occupancy

Ownership: Freehold
Build: 78 m²
Est. Revenue: $22k/yr
Avg Nightly Rate: $158

Investment Analysis

Almoste sold out !! Just two apartments 1 bedroom available! Unit: A 02 & A 04 Mountain view Stunning Ocean View Apartment in Uluwatu: A Coastal Paradise Awaits Property Overview Experience the pinnacle of luxurious living with this 1-bedroom serviced apartment in Uluwatu, Nestled on a lush green hilltop, this exquisite property is just 100

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1-bedroom freehold villa in Uluwatu — photo 2 of 5
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Uluwatu apartments 1 bedroom

Uluwatu · Uluwatu · Ref BF-7456 Source verified · VillasofBali · listed 29 May 2026
Asking price · Freehold
$356,643
View original listing
Ownership
Freehold
Bedrooms
1
Built area
78 m²
True net yield
1.7%
≈ $1,228/mo net after costs & tax
5-yr total return (net + appreciation)
10.9% / yr avg
Payback in ~24 yrs from rent
Brixfox Score 81 · B+
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)
$158/night
50% ($79)Brixfox estimate($158/night)200% ($316)
Occupancy
38%
10%Brixfox estimate(38%)100%

Short-Term Rental

Indicative
Yearly income
$14,732
Likely range $8,839 – $20,625
Airbnb data$158/night · 38% occupancy
Rental income
$158/night · 38% occ.
$21,938
Running costs (20%)
Utilities, cleaning, maintenance
-$4,388
Income tax (10%)
Indonesian rental income tax
-$2,194
Property tax
Annual property tax
-$624
Net income
4.1% ROI
$14,732

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$356,643
BPHTB (freehold transfer tax)$17,832
Notary & registration$1,800
Legal / due diligence$3,566
Total acquisition costs$23,198
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$1,950
($0–$3,900)
Furnishing & STR launch
1bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$28,500
All-in investment$410,291

Gross yield (asking)

6.2%

True gross yield (all-in)

5.3%

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

Freehold — 6%/yr appreciation in Uluwatu.

$3.2M$2.4M$1.6M$790K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $357K
Capital appreciation
Property value growing at +6%/yr based on Uluwatu market trends.
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 19: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$477K
+34%
Rental Income
+$78K
Total Position
$555K
+56%
9.3%/yr
Year 10
Capital Value
$639K
+79%
Rental Income
+$169K
Total Position
$808K
+126%
8.5%/yr
Year 20
Capital Value
$1.1M
+221%
Rental Income
+$396K
Total Position
$1.5M
+332%
7.6%/yr
Year 30
Capital Value
$2.0M
+474%
Rental Income
+$701K
Total Position
$2.7M
+671%
7.0%/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
Average
4.1% annual return
Occupancy
Weak
38% average occupancy
Nightly Rate
Good
$158 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Prime location in Uluwatu — high tourist traffic
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Yield of 4.1% is near the market average — model your cashflow carefully
Occupancy at 38% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
3.2%
$957/mo
40% occ.
4.4%
$1,293/mo
38% occ.
4.1%
$1,228/mo
current
48% occ.
5.3%
$1,564/mo

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.