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Luxurious 2-bedroom Villa with Rooftop in Prime Suluban

Luxurious 2-bedroom Villa with Rooftop in Prime Suluban

Uluwatu, Bali

$421k

Price

5.5%

ROI

2

Bedrooms

36%

Occupancy

2 Bathrooms
Ownership: Freehold
Land: 120 m²
Build: 280 m²
Est. Revenue: $34k/yr
Avg Nightly Rate: $261

Investment Analysis

Located in the heart of Suluban, one of Uluwatu’s fastest-growing lifestyle hotspots, this luxury villa is built on 1.2 Are of land with 280 sqm of building. Just a short walk to cafés, restaurants, including the iconic Mana Restaurant with sunset views, wellness spots, and the white-sand beaches, it offers an exceptional blend of tropical…

2-bedroom freehold villa in Uluwatu — photo 1 of 5
Propertia
2-bedroom freehold villa in Uluwatu — photo 2 of 5
2-bedroom freehold villa in Uluwatu — photo 3 of 5
2-bedroom freehold villa in Uluwatu — photo 4 of 5
2-bedroom freehold villa in Uluwatu — photo 5 of 5

Luxurious 2-bedroom Villa with Rooftop in Prime Suluban

Uluwatu · Uluwatu · Ref BF-908 Source verified · Propertia · listed 4 May 2026
Asking price · Freehold
$420,660
View original listing
Ownership
Freehold
Bedrooms
2
Bathrooms
2
Built area
280 m²
Land
120 m²
True net yield
2.5%
≈ $1,933/mo net after costs & tax
5-yr total return (net + appreciation)
12.3% / yr avg
Payback in ~18 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)
$261/night
50% ($130)Brixfox estimate($261/night)200% ($522)
Occupancy
36%
10%Brixfox estimate(36%)100%

Short-Term Rental

Indicative
Yearly income
$23,191
Likely range $13,915 – $32,468
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
-$736
Net income
5.5% ROI
$23,191

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$420,660
BPHTB (freehold transfer tax)$21,033
Notary & registration$1,800
Legal / due diligence$4,207
Total acquisition costs$27,040
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$7,000
($0–$14,000)
Furnishing & STR launch
2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$35,700
All-in investment$490,400

Gross yield (asking)

8.1%

True gross yield (all-in)

7.0%

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.

$4.0M$3.0M$2.0M$1.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $421K
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 15: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$563K
+34%
Rental Income
+$123K
Total Position
$686K
+63%
10.3%/yr
Year 10
Capital Value
$753K
+79%
Rental Income
+$266K
Total Position
$1.0M
+142%
9.3%/yr
Year 20
Capital Value
$1.3M
+221%
Rental Income
+$623K
Total Position
$2.0M
+369%
8.0%/yr
Year 30
Capital Value
$2.4M
+474%
Rental Income
+$1.1M
Total Position
$3.5M
+737%
7.3%/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
Good
5.5% annual return
Occupancy
Weak
36% average occupancy
Nightly Rate
Strong
$261 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
120 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Prime location in Uluwatu — high tourist traffic
Premium nightly rate of $261 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Occupancy at 36% — factor in seasonal gaps
Compact plot at 120 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.
4.6%
$1,604/mo
40% occ.
6.2%
$2,160/mo
36% occ.
5.5%
$1,932/mo
current
46% occ.
7.1%
$2,488/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.