Off-Plan 2 Bedroom Villa for Sale Leasehold in Bali Pandawa - RF1299B

Off-Plan 2 Bedroom Villa for Sale Leasehold in Bali Pandawa - RF1299B

Ungasan, Bali

$309k

Price

2

Bedrooms

57%

Occupancy

3 Bathrooms
Ownership: Leasehold
Land: 200 m²
Build: 108 m²
Est. Revenue: $22k/yr
Avg Nightly Rate: $103

Cost to reproduce & long-term let

Long-term rental alternative: ~$19k/yr gross rent

A long-term let is projected to out-earn short-term letting.

How it compares in Ungasan

  • Expected occupancy of 57% compares with a 65% median across 568 tracked Ungasan villas.
  • Its expected nightly rate of $103 sits below the Ungasan median of $107.
  • Brixfox ranks its projected net yield in the bottom half of the 568 live Ungasan listings it tracks.
How Brixfox computes these figures

Investment Analysis

1 Unit Available | Off-Plan : The construction will commence after purchase with 12 months construction timeline Introducing a magnificent off-plan vill...

Price
$309,028
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2-bedroom leasehold villa in Ungasan — photo 1 of 5
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Off-Plan 2 Bedroom Villa for Sale Leasehold in Bali Pandawa - RF1299B

Ungasan · Ref BF-130682Source · Bali Home Immo · listed 17 Jun 2026
Asking price · Leasehold
$309,028
Listed 149 days ago
Net yield
2.7%
Fully managed · Non-resident tax
Cash yield while the lease runs — the villa returns to the landowner after 34 yrs, with no resale value
Inquire about this property
  • 43% above the Ungasan median for 2-bedroom villas
Mixed caseBrixfox read · from this listing's stored figures

This off-plan villa offers a 2.7% net yield based on 31 nearby Airbnb comparables, presenting a modest income profile for a remote investor.

Why
Strengths
  • •The 2.7% net yield is supported by high confidence from a deep, consistent set of 31 Airbnb comparables
  • •Located inside the tourism pink zone where short-term holiday rental is permitted
  • •Projected annual revenue of $21,539 based on a 57% occupancy rate and $103 average daily rate
Risks
  • •Off-plan status means delivery and build quality are currently unproven
  • •Leasehold ownership expires in 34 years with no resale value at the end
  • •The 2.7% net yield projects 0.5 points below the 3.2% net available from a long-term let alternative

Written by an AI model from this listing's stored figures and checked against them, never from figures of its own. Information, not advice. Generated 10 Nov 2026.

Ownership
Leasehold
Bedrooms
2
Bathrooms
3
Built area
108 m²
Land
200 m²
Brixfox Score 59 · C+· top 85% Leasehold · 34 yrs leftFinancial analysis ↓
Return thins after lease amortisation. The net yield below is cash income while the lease runs; the villa returns to the landowner when it ends, so there is no resale value — see “after lease amortisation” in the analysis.
Financials

What it earns, what it costs to own, and the net yield

Financial analysis
· Brixfox Standard · Non-resident · Fully managed
Leasehold · 34 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.
2.0%
$7,215 net operating income /yr
Gross yield · all-in basis
6.1%
−4.1 pts in operating costs & local taxes
After lease amortisation:-0.9%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 does not repay it within the lease: 48.9 of 34 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.

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
$103
Expected booked rate (market-calibrated)
Expected occupancy
57%
Full-year estimate, market-calibrated
Projected annual revenue
$21,539
ADR × occupancy × 365
Seasonal occupancy pattern
Peak Aug +16% · Low Jan -13%
J
F
M
A
M
J
J
A
S
O
N
D
Monthly occupancy relative to the annual average, measured over three years in Canggu.

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· 2.6% of price, auto-calculated
$7,980
Lease transfer & notarial admin (~1%)$3,090
Notary & registration$1,800
Legal fees$3,090
Renovation budget· Off-plan / new build — delivered brand-new, no renovation budgeted.
$
Furniture & STR launch· default ≈ $17,850/bedroom
$
All-in investment
$352,708
+14.1% 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
$21,539
Management fee
% of revenue−$4,308
OTA / channel fees
% of revenue−$1,077
Staff & local operations
% of revenue$0
Cleaning (net of guest fees)
% of revenue−$862
Utilities, insurance & consumables
% of revenue−$1,723
Lodging / tourist tax
% of revenue−$2,154
Maintenance reserve
% of price−$3,090
Annual property tax
% of price−$309
Local income tax
% of profit−$802
Net operating income
$7,215/yr
Net yield on all-in investment
2.0%
Leasehold economics
A leasehold expires — the villa returns to the landowner and has no resale value 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 ÷ 34 yrs remaining−$10,374/yr
Net yield after lease amortisation-0.9%
Payback vs remaining term48.9 yrs of 34 yrs
At these assumptions the rental income does not recover the all-in investment before the lease expires.

Cost to reproduce & the long-term-let alternative

What it would cost to reproduce this villa, and what a yearly tenant would pay
Long-term rental alternative: ~$19k/yr gross rent3.2% net yieldLow confidence

Long-term letting projected to outperform short-term by 0.5 points.

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Evidence

Where it sits, and who confirms it

Comp table: Market evidence ↑ in Financials

Location

Agency pin · unverified

Ungasan

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Verdict

Score, and what could go wrong

Brixfox Score

59C+
LocationAverage
Emerging or secondary location
Rental YieldAverage
2.7% net yield on all-in cost
OccupancyAverage
57% average occupancy
Nightly RateAverage
$103 per night
Visual AppealStrong
9/10 visual appeal
Size & SpaceAverage
200 m² land area
ZoningStrong
Pink zone — Tourism zoning (Kawasan Pariwisata) where short-term rental is permitted; a zoning reading at the pin, not a licence
TenureStrong
34 years remaining on lease
Stunning visuals (9/10) — commands premium nightly rates
In a tourism zone where short-term rental is permitted — eligible for a Pondok Wisata licence
34+ year lease — strong tenure runway
Secondary location — rental demand may be lower than premium areas
Net yield of 2.7% (fully managed, on all-in cost) is near the market average — model your cashflow carefully

Consider carefully. Returns are below market average for this price point.

Risk & what-if

ScenarioOccupancyNet income /yrNet yield
-20 pts occupancy37%$3,6241.0%
-10 pts occupancy47%$5,4191.6%
Expected57%$7,2152.1%
+10 pts occupancy67%$9,0102.6%

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

Lease runway34 yearsSafe zoneLiquid on resale; banks still do not finance leaseholds — plan for cash.
Off-planCompletion riskask for the build timeline, payment schedule and building permit
Payback37 yearsfrom net rent at the expected case
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Questions about this listing, answered from its data

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Answers grounded in this listing's data, its Airbnb comps and the score breakdown.

Opening read · generated from this listing's data

This off-plan villa offers a 2.7% net yield based on 31 nearby Airbnb comparables, presenting a modest income profile for a remote investor.

Strengths
  • •The 2.7% net yield is supported by high confidence from a deep, consistent set of 31 Airbnb comparables
  • •Located inside the tourism pink zone where short-term holiday rental is permitted
  • •Projected annual revenue of $21,539 based on a 57% occupancy rate and $103 average daily rate
Risks
  • •Off-plan status means delivery and build quality are currently unproven
  • •Leasehold ownership expires in 34 years with no resale value at the end
  • •The 2.7% net yield projects 0.5 points below the 3.2% net available from a long-term let alternative

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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 Brixfox Intelligence rental data from tracked Airbnb calendars. 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.