Returns by occupancy
The base case assumes 70% occupancy. Switch scenarios to see how the profit, yield and payback change, all the way down to a COVID-style year.
Questions about the numbers? Message us.
Talk to the teamAppreciation before it even opens
Buying in pre-sale captures the build-to-handover uplift, roughly €50,000 of projected appreciation before the villa hosts a single guest.
A grounded investment
Four plain reasons, no fine print.
It's a real asset
Brick, teak and land. Something you can see and touch, not a paper or a promise.
It pays from year one
Income starts in December 2026. Not a bet on the future, you get paid from the start.
It survives the bad years
Even with half the nights empty, the villa still turns a profit: €20,800 net in year 2, and 1.6× your capital over the lease.
It pays 3.8× your money in income
Across the 23-year lease, paying you every year along the way. At the end you still hold the asset to use, rent or sell.
It doesn't compete with the stock market. It's a physical asset that pays you every year and that you can use, rent or sell whenever you want. Think of it as the part of your wealth you can touch.
What drives the numbers
Everything starts from deliberately conservative assumptions.
- Nightly rate €150 in year one, +3% per year. Conservative: the real average rate in Uluwatu runs around €200–230.
- 70% base occupancy. Premium ocean-view villas in Uluwatu average 65–75%, and one-bedroom units fill more easily because their audience is broader. The 60% and 50% scenarios show the operation stays profitable even in weak years.1
- Operating costs of 23.6% of revenue (management and marketing 20%, maintenance 2%, fixed 1.6%), plus periodic renovation capex and a mid-life refurbishment.
- PT PMA taxation: 0.5% (UMKM) in the early years and 10% PPh Final thereafter. All figures are already net of tax.
Full assumptions, year-by-year operating table and detailed tax regime available on request.
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Ask us anything about the returns, the lease, or how to reserve a unit.
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- Premium & seasonal villa occupancy across 40 managed villas in Uluwatu · Art Villas Bali · artvillasbali.com
- Pricing strategy & seasonality in Uluwatu · RevPARGenius · revpargenius.com
- Bedroom count vs occupancy · InvestLandBali · investlandbali.com
The nightly rate is a conservative internal assumption for a one-bedroom ocean-view unit, checked against comparable rentals in the area.