The property consists of two villas, with each villa offering four bedrooms. In total, the property contains eight bedrooms and may be suitable for short-term accommodation, family stays, group bookings, villa buyouts, wellness programs, and long-stay guests.
The property is approximately 10 minutes from Ubud Palace, subject to traffic and exact access conditions. Penestanan is known for its peaceful surroundings, artistic atmosphere, cafés, restaurants, wellness venues, and proximity to Ubud’s central attractions.[baliblissed][maptrotting]
The property is offered under a 5-year leasehold structure for a total lease value of IDR 1.2 billion.
This revised financial projection uses a conservative ADR assumption of IDR 3,000,000 per villa per night, representing a 50% reduction from the previous ADR assumption of IDR 6,000,000.
🇹🇷 MÜLK TANITIMI
Ubud, Penestanan bölgesinde yer alan bu villa kompleksi, Ubud merkezine yakın ve huzurlu bir bölgede konaklama işletmesi için yatırım fırsatı sunmaktadır.
Tesis, her biri 4 yatak odasına sahip 2 villadan oluşmaktadır. Toplamda 8 yatak odası bulunmaktadır. Tesis; kısa süreli kiralama, aile konaklaması, grup rezervasyonları, tüm villa kiralama, wellness programları ve uzun süreli konaklama için uygun olabilir.
Tesis, trafik ve yol koşullarına bağlı olarak Ubud Palace’a yaklaşık 10 dakika mesafededir. Penestanan; doğal ve huzurlu çevresi, sanat atmosferi, kafeleri, restoranları, wellness mekanları ve Ubud merkezine yakınlığıyla öne çıkmaktadır.[baliblissed][maptrotting]
Tesis, toplam 1,2 Milyar IDR bedelle 5 yıllık leasehold modeliyle sunulmaktadır.
Bu revize finansal projeksiyonda, önceki 6.000.000 IDR ADR varsayımının %50 azaltılmış hali olan villa başına gecelik 3.000.000 IDR daha temkinli bir ADR varsayımı olarak kullanılmıştır.
🏠 PROPERTY DETAILS / GAYRİMENKUL DETAYLARI
Feature
Details
Location
Penestanan, Ubud, Bali
Property Type
Villa complex / hospitality property
Ownership Structure
Leasehold
Total Lease Period
5 years
Total Villas
2 villas
Bedrooms per Villa
4 bedrooms
Total Bedrooms
8 bedrooms
Approximate Location
Approximately 10 minutes from Ubud Palace
Rental Model
Daily short-term hospitality
Target Market
Families, groups, retreats, long-stay guests
Total 5-Year Lease Value
IDR 1,200,000,000
Annual Lease Equivalent
IDR 240,000,000
Monthly Lease Equivalent
IDR 20,000,000
ADR per Villa
IDR 3,000,000/night
Base Occupancy Assumption
70%
Estimated Operating Cost
35% of gross accommodation revenue
📍 LOCATION HIGHLIGHTS
✔ Penestanan, Ubud location ✔ Approximately 10 minutes from Ubud Palace ✔ Peaceful and tropical environment ✔ Close to cafés, restaurants, wellness venues, and Ubud attractions ✔ Two villas with eight bedrooms in total ✔ Four bedrooms in each villa ✔ Suitable for families and groups ✔ Potential for full-villa buyout ✔ Suitable for short-term and long-stay accommodation ✔ Suitable for wellness and retreat concepts ✔ Opportunity to operate both villas under one hospitality concept
💰 LEASE STRUCTURE / KİRA YAPISI
🇬🇧 English
Lease Period: 5 years
Total 5-year lease value: IDR 1,200,000,000
Annual lease equivalent: IDR 240,000,000
Monthly lease equivalent: IDR 20,000,000
Payment schedule: To be confirmed in the final lease contract
The final contract should clearly state whether the lease is paid fully upfront, in annual instalments, or according to another agreed schedule.
🇹🇷 Türkçe
Kira Süresi: 5 yıl
5 yıllık toplam kira değeri: 1.200.000.000 IDR
Yıllık kira karşılığı: 240.000.000 IDR
Aylık kira karşılığı: 20.000.000 IDR
Ödeme planı: Nihai kira sözleşmesinde teyit edilecektir
Nihai sözleşmede kiranın tamamen peşin mi, yıllık taksitlerle mi veya başka bir ödeme planına göre mi ödeneceği açıkça belirtilmelidir.
🛏️ RENTAL AND ADR ASSUMPTION
The revised projection uses the following ADR:
Accommodation Type
Units
Revised ADR
4-bedroom villa
2
IDR 3,000,000/night
Total bedrooms
8
Included in villa ADR
The assumed ADR of IDR 3,000,000 per villa per night is a conservative planning assumption and represents a 50% reduction from the previous IDR 6,000,000 ADR assumption.
The actual ADR may vary depending on:
Villa condition.
Interior design and furniture.
Number of bathrooms.
Private pool and amenities.
Guest capacity.
Seasonality.
Online reviews.
Professional photography.
Management quality.
Pricing and distribution strategy.
Special events and high-season demand.
📊 OCCUPANCY ASSUMPTION
Base Scenario: 70% Average Occupancy
The base projection assumes an average annual occupancy of 70% per villa.
This is an operating assumption rather than a guaranteed result. Actual occupancy may be lower during low season and higher during peak periods.
Performance will depend on:
Property condition.
Marketing and online distribution.
Guest reviews.
Competition.
Pricing strategy.
Seasonal tourism demand.
Road access and guest convenience.
Management performance.
For reference, available Ubud villa market data varies significantly by listing quality and location. One dataset reported approximately 55% occupancy across tracked Ubud Airbnb listings, while other market sources indicate higher occupancy for better-positioned and professionally managed villas.[brixfox][solarpropertybali]
📊 ANNUAL GROSS REVENUE
Revenue per Villa
IDR 3,000,000 × 365 nights × 70% occupancy = IDR 766,500,000/year per villa
The final payment schedule must be confirmed in the lease contract.
💸 TOTAL ANNUAL EXPENSES
Description
Annual Amount
Annual lease equivalent
IDR 240,000,000
Estimated operating expenses
IDR 536,550,000
Total annual expenses
IDR 776,550,000
🧮 NET PROFIT ANALYSIS
Description
Annual Amount
Annual gross accommodation revenue
IDR 1,533,000,000
Operating expenses
-IDR 536,550,000
Annual lease equivalent
-IDR 240,000,000
Estimated net operating profit
IDR 756,450,000
Estimated Net Operating Profit
± IDR 756 million/year
≈ IDR 63 million/month
≈ USD 42,300/year
This is an illustrative operating profit after estimated operating expenses and the annual lease equivalent. It does not include renovation, furnishing, taxes, financing costs, transaction costs, major replacement costs, or owner-level expenses.
📈 ROI ANALYSIS
Total 5-Year Lease Investment
IDR 1,200,000,000
≈ USD 67,200
Initial Cash Requirement
The initial cash requirement depends on the final lease payment schedule.
If the full five-year lease is payable upfront:
IDR 1,200,000,000 upfront
If payment is made annually:
IDR 240,000,000 per year
Estimated Annual Net Operating Profit
IDR 756,450,000/year
Estimated Net ROI on Total Lease Value
IDR 756,450,000 ÷ IDR 1,200,000,000 = approximately 63.0% per year
Estimated Simple Payback Period
IDR 1,200,000,000 ÷ IDR 756,450,000 = approximately 1.6 years
Under the base assumptions, the simple payback period is approximately 19 months.
This is a simplified calculation and does not include the initial investment required for renovation, furniture, equipment, deposits, licensing, marketing, working capital, and pre-opening expenses.
📊 SENSITIVITY ANALYSIS
The following scenarios use an ADR of IDR 3,000,000 per villa per night and estimated operating expenses of 35% of gross accommodation revenue.
Scenario
Occupancy
Gross Revenue/Year
Operating Expenses
Estimated Net Profit/Year
Simple Payback
Conservative
50%
IDR 1.095B
IDR 383.25M
IDR 471.75M
±2.5 years
Base case
70%
IDR 1.533B
IDR 536.55M
IDR 756.45M
±1.6 years
Strong case
80%
IDR 1.752B
IDR 613.20M
IDR 898.80M
±1.3 years
💡 ADDITIONAL REVENUE OPPORTUNITIES
The base financial projection only includes accommodation revenue. Additional income may potentially be generated through:
1. Villa Buyout
Both villas can be marketed together for:
Family holidays.
Group travel.
Wedding accommodation.
Retreat groups.
Corporate stays.
Private celebrations.
2. Breakfast and Private Dining
Potential services include:
Daily breakfast.
Floating breakfast.
Balinese cuisine.
Healthy and vegetarian meals.
Romantic dinner.
Private chef.
Poolside dining.
Cooking classes.
3. Wellness and Yoga
Potential wellness services include:
Morning yoga.
Meditation.
Sound healing.
In-villa massage.
Balinese flower bath.
Breathwork.
Wellness breakfast.
Three- to seven-night wellness packages.
4. Airport Transfer and Private Driver
Potential services include:
Airport transfers.
Ubud transfers.
Private drivers.
Day tours.
Motorbike rental through local partners.
Group transportation.
5. Tours and Activities
Possible activities include:
Campuhan Ridge Walk.
Ubud Palace and market visits.
Rice-field walks.
Cooking classes.
Temple visits.
Cycling.
Rafting.
Art and cultural experiences.
Local village experiences.
6. Long-Stay Packages
The eight-bedroom configuration may be suitable for:
Digital nomads.
Remote teams.
Artists.
Wellness practitioners.
Families staying for one month or longer.
Small creative or corporate groups.
7. Events and Photoshoots
Subject to applicable rules and approvals, the villas may be marketed for:
Small birthday events.
Engagements.
Anniversary dinners.
Photoshoots.
Brand content.
Private celebrations.
Small retreats.
⭐ INVESTMENT HIGHLIGHTS
🇬🇧 English
✔ Penestanan, Ubud location ✔ Approximately 10 minutes from Ubud Palace ✔ Two four-bedroom villas ✔ Eight bedrooms in total ✔ Four bedrooms per villa ✔ IDR 3,000,000 revised ADR per villa per night ✔ 70% base occupancy assumption ✔ Five-year leasehold structure ✔ Total lease value of IDR 1.2 billion ✔ Annual lease equivalent of IDR 240 million ✔ Estimated annual gross accommodation revenue of IDR 1.53 billion ✔ Estimated net operating profit of IDR 756 million/year ✔ Estimated net ROI of approximately 63% per year ✔ Estimated simple payback of approximately 1.6 years ✔ Suitable for families and groups ✔ Potential for full-villa buyout ✔ Suitable for short-term and long-stay accommodation ✔ Potential for wellness and retreat concepts ✔ Additional revenue opportunities from F&B, tours, transfers, events, and wellness
🇹🇷 Türkçe
✔ Penestanan, Ubud konumu ✔ Ubud Palace’a yaklaşık 10 dakika ✔ İki adet dört yatak odalı villa ✔ Toplam 8 yatak odası ✔ Her villada 4 yatak odası ✔ Villa başına gecelik 3.000.000 IDR revize ADR ✔ %70 baz doluluk varsayımı ✔ 5 yıllık leasehold yapısı ✔ Toplam 1,2 Milyar IDR kira değeri ✔ Yıllık 240 Milyon IDR kira karşılığı ✔ Yaklaşık 1,53 Milyar IDR yıllık brüt konaklama geliri ✔ Yaklaşık 756 Milyon IDR yıllık net işletme kârı ✔ Yaklaşık %63 yıllık net ROI ✔ Yaklaşık 1,6 yıllık basit geri ödeme süresi ✔ Aile ve gruplar için uygun ✔ Tüm villa kiralama potansiyeli ✔ Kısa ve uzun süreli konaklamaya uygun ✔ Wellness ve retreat konseptlerine uygun ✔ F&B, tur, transfer, etkinlik ve wellness alanlarında ek gelir potansiyeli
⚠️ IMPORTANT DISCLAIMER
🇬🇧 English
Property information and specifications are based on information provided by the property owner or agent. Investors are advised to conduct independent legal, title, licensing, zoning, building, financial, operational, and technical due diligence before entering into any transaction.
The stated lease price and payment structure are subject to confirmation with the property owner and the final lease agreement.
The financial projections above are illustrative estimates only and do not guarantee future income or investment returns.
The revised projection is based on:
Two villas.
Four bedrooms per villa.
Eight bedrooms in total.
IDR 3,000,000 estimated ADR per villa per night.
70% average annual occupancy.
Estimated operating expenses of 35% of gross accommodation revenue.
Total five-year lease value of IDR 1.2 billion.
Annual lease equivalent of IDR 240 million.
Actual performance may vary significantly depending on:
Villa condition and amenities.
Guest capacity.
Number of bathrooms.
Renovation and furnishing requirements.
Seasonal demand.
ADR achieved in practice.
OTA commissions.
Staffing.
Utilities.
Pool and garden maintenance.
Marketing and management.
Taxes and licensing.
Competition.
Road access and parking.
Noise and neighborhood restrictions.
Legal eligibility for commercial accommodation use.
The projected ROI and payback period appear strong because the stated lease value is low relative to the projected accommodation revenue. These figures must be independently verified before being used in investor or sales materials.
The ROI calculation does not include:
Renovation and furnishing costs.
Pre-opening expenses.
Working capital.
Financing costs.
Taxes not included in operating expenses.
Transaction and legal costs.
Major maintenance and replacement capital expenditure.
Additional revenue from restaurant, wellness, tours, events, or future development.
🇹🇷 Türkçe
Gayrimenkul bilgileri ve özellikleri mülk sahibi veya acente tarafından sağlanan bilgilere dayanmaktadır. Yatırımcıların işlem öncesinde hukuki durum, tapu, kira hakkı, ruhsat, imar, yapı, finansal, operasyonel ve teknik konularda bağımsız inceleme yapmaları tavsiye edilir.
Belirtilen kira bedeli ve ödeme yapısı mülk sahibi ve nihai kira sözleşmesi ile teyit edilmelidir.
Yukarıdaki finansal projeksiyonlar yalnızca tahmini değerlerdir ve gelecekte garanti edilmiş gelir veya yatırım getirisi anlamına gelmez.
Revize edilen projeksiyon aşağıdaki varsayımlara dayanmaktadır:
Gerçek sonuçlar aşağıdaki faktörlere göre önemli ölçüde değişebilir:
Villaların durumu ve sunduğu olanaklar.
Misafir kapasitesi.
Banyo sayısı.
Tadilat ve mobilya ihtiyacı.
Sezonluk talep.
Gerçekte elde edilen ADR.
OTA komisyonları.
Personel giderleri.
Elektrik ve su.
Havuz ve bahçe bakımı.
Pazarlama ve işletme yönetimi.
Vergiler ve ruhsatlar.
Rekabet koşulları.
Yol erişimi ve otopark.
Gürültü ve çevre kısıtlamaları.
Ticari konaklama için yasal uygunluk.
Belirtilen kira bedelinin tahmini konaklama gelirine göre düşük olması nedeniyle projekte edilen ROI ve geri ödeme süresi oldukça güçlü görünmektedir. Bu rakamlar yatırımcı veya satış materyallerinde kullanılmadan önce bağımsız şekilde doğrulanmalıdır.
ROI hesabına aşağıdaki kalemler dahil edilmemiştir:
Tadilat ve mobilya maliyetleri.
İşletme öncesi giderler.
İşletme sermayesi.
Finansman maliyetleri.
İşletme giderlerine dahil olmayan vergiler.
İşlem ve hukuki masraflar.
Büyük bakım ve yenileme sermaye harcamaları.
Restoran, wellness, tur, etkinlik veya gelecekteki ek geliştirmelerden elde edilebilecek ek gelirler.
📌 Balikeys – High-Return Hospitality Investments in Bali 📌 Balivizem – Trusted Investment Guidance in Indonesia
