Beautiful Turnkey 2-bedroom Villa in Nunggalan

Beautiful Turnkey 2-bedroom Villa in Nunggalan

Ungasan, Bali

$157k

Price

2

Bedrooms

51%

Occupancy

2 Bathrooms
Ownership: Leasehold
Land: 150 m²
Build: 150 m²
Est. Revenue: $43k/yr
Avg Nightly Rate: $228

Cost to reproduce & long-term let

Asking price 12% below cost to reproduce — reproducing it would cost about $178k

How it compares in Ungasan

  • Expected occupancy of 51% compares with a 67% median across 551 tracked Ungasan villas.
  • Its expected nightly rate of $228 sits above the Ungasan median of $152.
  • Brixfox ranks its projected net yield in the top 10% of the 550 live Ungasan listings it tracks.
How Brixfox computes these figures

Investment Analysis

For sale PPV4639: Leasehold Villa in Uluwatu at IDR 2.82 Billion (USD 159K). 2 BR, 2 BA, 150 m², 1.5 Are land, 27 Years Lease & legal titles verified. Contact PROPERTIA now!

Price
$157,078
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2-bedroom leasehold villa in Ungasan — photo 1 of 5
Propertia
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2-bedroom leasehold villa in Ungasan — photo 2 of 5
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2-bedroom leasehold villa in Ungasan — photo 3 of 5
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2-bedroom leasehold villa in Ungasan — photo 4 of 5
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2-bedroom leasehold villa in Ungasan — photo 5 of 5
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Beautiful Turnkey 2-bedroom Villa in Nunggalan

Ungasan · Ref BF-1046Source · Propertia · listed 4 May 2026
Asking price · Leasehold
$157,078
Net yield
11.6%
Fully managed · Non-resident tax
Cash yield while the lease runs — capital not recovered after 27 yrs
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AI photo analysis vs the comp set · Route-based net yields (all structures) · Bid ladder & negotiation anchors · Due-diligence plan & red flags

Ownership
Leasehold
Bedrooms
2
Bathrooms
2
Built area
150 m²
Land
150 m²
Brixfox Score 86 · A· top 30% Leasehold · 27 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 · 27 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.
11.6%
$18,971 net operating income /yr
Gross yield · all-in basis
26.2%
−14.6 pts in operating costs & local taxes
After lease amortisation:7.9%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 8.6 of 27 yrs
Before tax in your home country and financing costs. Estimates, not financial advice.
Modelled from Airbnb listings we track across Ungasan — live calendar data.

Found on Airbnb

This exact villa, photo-verified at 95% confidence — its own track record, not a comp estimate

Verified

Its name, link and guest reviews are Pro evidence

57%booked
4.9rating
22reviews
$246per night

Pro evidence

Calendar-tracked performance

We track this exact listing's availability calendar daily. Over the recent 3-month window it was booked 57% of nights, and it advertises $238/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
$228
Expected booked rate (market-calibrated)
Expected occupancy
51%
Full-year estimate, market-calibrated
Projected annual revenue
$42,768
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· 1.9% of price, auto-calculated
$2,966
PPAT notary (lease deed)$1,571
Legal due diligence$1,395
Buyer-side agent fee· paid by the seller$0
Lease tax· customarily the lessor’s; confirm in the lease$0
Renovation budget· no measured Bali basis — enter your own quote
$
Furniture & STR launch
$
All-in investment
$163,186
+3.9% 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
$42,768
Rental management
−$8,554
Booking channel fees
−$2,138
Utilities
−$2,138
Cleaning & laundry
−$2,138
Maintenance & repairs
−$2,138
Insurance
−$1,283
Guest supplies & consumables
−$855
Property tax (PBB)
−$275
PPh 4(2) final tax on rent
−$4,277
Net operating income
$18,971/yr
Net yield on all-in investment
11.6%

Income tax is PPh 4(2), Indonesia's final tax on rent, at 10% of gross. The regional hotel tax (PBJT, formerly PB1/PHR) is not charged: whether it applies depends on how the villa is licensed and let, so confirm it with your notary. Financing is not modelled.

Leasehold economics
A leasehold expires — your capital is not returned 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 ÷ 27 yrs remaining−$6,044/yr
Net yield after lease amortisation7.9%
Payback vs remaining term8.6 yrs of 27 yrs

Cost to reproduce & the long-term-let alternative

What it would cost to reproduce this villa, and what a yearly tenant would pay
Asking price 12% below cost to reproducecost ≈ $178kLow confidence
Want this analysis as a 7-page underwriting report?

AI photo analysis vs the comp set · Route-based net yields (all structures) · Bid ladder & negotiation anchors · Due-diligence plan & red flags

Evidence

Where it sits, and who confirms it

Comp table: Market evidence ↑ in Financials

Location

Verified exact location

Ungasan

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Independently Verified

Cross-checked across 2 platforms

Location verified

We found this property on Booking.com that publishes its street address — Jl. Batu Nunggalan, 80361 Uluwatu, Indonesia. Its published position matches the map pin to within 114 m. The pin reflects an independently confirmed location, not just the agency's claim.

Also listed on

AirbnbBooking.com

Each link was confirmed against this property — by photo comparison, or by matching its verified name and position — never by proximity alone. The pages themselves are Pro evidence.

Verdict

Score, and what could go wrong

Same net-yield basis as the financial analysis

Brixfox Score

86A
LocationAverage
Emerging or secondary location
Rental YieldStrong
11.6% net yield on all-in cost
OccupancyAverage
51% average occupancy
Nightly RateStrong
$228 per night
Visual AppealStrong
8/10 visual appeal
Size & SpaceWeak
150 m² land area
ZoningStrong
Zoned for short-term rentals
TenureGood
27 years remaining on lease
Strong net yield at 11.6% (fully managed, on all-in cost) — outperforms most villas in this market
Premium nightly rate of $228 — positioned in the top tier
Stunning visuals (8/10) — commands premium nightly rates
Secondary location — rental demand may be lower than premium areas
Occupancy at 51% — factor in seasonal gaps

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 occupancy31%$11,4807.0%
-10 pts occupancy41%$15,2259.3%
Expected51%$18,97111.6%
+10 pts occupancy61%$22,71713.9%

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

Lease runway27 yearsSafe zoneLiquid on resale; banks still do not finance leaseholds — plan for cash.
Payback5.3 yearsfrom net rent at the expected case
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Villa Underwriting Report

7-page PDF · one-time purchase · this property

  • AI photo analysis vs the comp set
  • Route-based net yields (all structures)
  • Bid ladder & negotiation anchors
  • Due-diligence plan & red flags
Included with Pro once its free trial ends

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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.