OFF PLAN Modern 2 Bedroom Villa FOR SALE Near Melasti Beach – Private Tropical Living in South Bali - RF9544B
Ungasan · Ref BF-1229220Source · Bali Home Immo · listed 18 Sept 2026
Asking price · Freehold
$183,196
Net yieldNet annual rental income after all running costs and tax, divided by your true all-in cost to acquire — asking price plus purchase fees, furnishing and STR launch. Modelled from live Airbnb calendar data near this property.
4.5%
Fully managed · Non-resident tax
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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
Freehold
Bedrooms
2
Bathrooms
3
Built area
140 m²
Land
150 m²
Brixfox Score 63 · C+· top 85%Brixfox's 0–100 investment rating across 8 weighted pillars — ROI, location, rental demand, land & space, visual appeal, ownership security, payback speed and zoning. The grade is a relative rank — 63 grades as C+ (top 85% of tracked inventory in this market). It is not an endorsement of the yield figure by itself.Financial analysis ↓
Financials
What it earns, what it costs to own, and the net yield
Financial analysis
· Brixfox Standard · Non-resident · Fully managed
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.
4.5%
$10,504 net operating income /yr
Gross yield · all-in basis
11.1%
−6.6 pts in operating costs & local taxes
Before tax in your home country and financing costs. Estimates, not financial advice.
Modelled from Airbnb listings we track across Ungasan — live calendar data.
No Airbnb match on file
We have not confirmed this exact villa on Airbnb, so it carries no operating history here. The figures above rest on the comparable set — a launch scenario, not a track record.
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
$107
Expected booked rate (market-calibrated)
Expected occupancy
66%
Full-year estimate, market-calibrated
Projected annual revenue
$25,823
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
$Acquisition costs· 7.0% of price, auto-calculated
$12,792
BPHTB (freehold transfer tax)$9,160
Notary & registration$1,800
Legal fees$1,832
Renovation budget· Off-plan / new build — delivered brand-new, no renovation budgeted.
$Furniture & STR launch· default ≈ $17,850/bedroom
$All-in investment
$231,688
+26.5% 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
$25,823
Management fee
% of revenue−$5,165
OTA / channel fees
% of revenue−$1,291
Staff & local operations
% of revenue$-0
Cleaning (net of guest fees)
% of revenue−$1,033
Utilities, insurance & consumables
% of revenue−$2,066
Lodging / tourist tax
% of revenue−$2,582
Maintenance reserve
% of price−$1,832
Annual property tax
% of price−$183
Local income tax
% of profit−$1,167
Net operating income
$10,504/yr
Net yield on all-in investment
4.5%
Total return, if prices move
Net yield plus an appreciation assumption you choose. Appreciation is a forward-looking assumption, not data — which is why it defaults to 0% and is kept out of the yield figures above.Annual appreciation assumption0%
0%4% · Ungasan 5-yr avg — historical, not a forecast8%
Indicative total return
4.5%/yr
4.5% net yield + 0% appreciation
Appreciation assumptions are illustrative only. Past regional price growth does not predict future performance; local supply, regulation and currency moves can materially change outcomes. Not financial advice.
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% above cost to reproducecost ≈ $164kLow confidence
Long-term rental alternative: ~$23k/yr gross rent6.3% net yieldMedium confidence
Long-term letting projected to outperform short-term by 1.8 points.
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
Agency pin · unverifiedUngasan
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Verdict
Score, and what could go wrong
Brixfox Score
63C
LocationAverage
Emerging or secondary location
Rental YieldGood
4.5% net yield on all-in cost
OccupancyGood
66% average occupancy
Nightly RateAverage
$107 per night
Visual AppealStrong
8/10 visual appeal
Size & SpaceWeak
150 m² land area
ZoningWeak
Residential (per agency) — verify in RTRW
TenureStrong
Freehold ownership
Stunning visuals (8/10) — commands premium nightly rates
Freehold ownership — maximum long-term security
Secondary location — rental demand may be lower than premium areas
ADR of $107 limits revenue ceiling — consider repositioning potential
Consider carefully. Returns are below market average for this price point.
Risk & what-if
| Scenario | Occupancy | Net income /yr | Net yield |
|---|---|---|---|
| -20 pts occupancy | 46% | $6,771 | 2.9% |
| -10 pts occupancy | 56% | $8,637 | 3.7% |
| Expected | 66% | $10,503 | 4.5% |
| +10 pts occupancy | 76% | $12,370 | 5.3% |
Brixfox Standard · Non-resident · Fully managed · net yield on all-in cost
TenureFreeholdno lease decay · no amortisation
Off-planCompletion riskask for the build timeline, payment schedule and building permit
Payback10.3 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
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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.