Brand New 3 Bedroom Villa for Sale Leasehold Near the Beach in Bali Kedungu - AR017D

Brand New 3 Bedroom Villa for Sale Leasehold Near the Beach in Bali Kedungu - AR017D

Tabanan, Bali

$492k

Price

3.3%

ROI

3

Bedrooms

35%

Occupancy

4 Bathrooms
Ownership: Leasehold
Land: 300 m²
Build: 238 m²
Est. Revenue: $24k/yr
Avg Nightly Rate: $186

Investment Analysis

3 Units Available This villa is an exquisite property situated in the idyllic paradise of Bali's west coast, Kedungu. Boasting a prime location within wa...

3-bedroom leasehold villa in Tabanan — photo 1 of 5
Bali Home Immo
3-bedroom leasehold villa in Tabanan — photo 2 of 5
3-bedroom leasehold villa in Tabanan — photo 3 of 5
3-bedroom leasehold villa in Tabanan — photo 4 of 5
3-bedroom leasehold villa in Tabanan — photo 5 of 5

Brand New 3 Bedroom Villa for Sale Leasehold Near the Beach in Bali Kedungu - AR017D

Tabanan · Tabanan · Ref BF-130808 Source verified · Bali Home Immo · listed 17 Jun 2026
Asking price · Leasehold
$491,508
View original listing
Ownership
Leasehold
Bedrooms
3
Bathrooms
4
Built area
238 m²
Land
300 m²
True net yield
1.2%
≈ $1,333/mo net after costs & tax
5-yr total return (net + appreciation)
4.1% / yr avg
Payback in ~31 yrs from rent
Brixfox Score 43 · C
30 yrs left on lease
Modelled from Airbnb listings we track across Tabanan — live calendar data. Projections are estimates, not financial advice.

What nearby Airbnbs actually earn

Brixfox tracks the live availability calendars of Airbnb listings around this property. The rates and occupancy below are observed from real bookings — this is the data behind every yield figure on this page.

Location

Tabanan

Tabanan, Pin from agency listing

Loading Map...

Airbnb Comp Analysis

Finding Airbnb comps...

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$186/night
50% ($93)Brixfox estimate($186/night)200% ($373)
Occupancy
35%
10%Brixfox estimate(35%)100%

Short-Term Rental

Yearly income
$15,996
Airbnb data$186/night · 35% occupancy
Rental income
$186/night · 35% occ.
$24,080
Running costs (20%)
Utilities, cleaning, maintenance
-$4,816
Income tax (10%)
Indonesian rental income tax
-$2,408
Property tax
Annual property tax
-$860
Net income
3.3% ROI
$15,996

True all-in investment

What the headline asking price actually costs once mandatory taxes, fees, renovation, and furnishing are added. Yields rebased onto this number — closer to what you'll really earn against what you'll really pay.

Asking price$491,508
Lease transfer & notarial admin (~1%)$4,915
Notary & registration$1,800
Legal / due diligence$4,915
Total acquisition costs$11,630
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$5,950
($0–$11,900)
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$40,700
All-in investment$549,788

Gross yield (asking)

4.9%

True gross yield (all-in)

4.4%

Bali estimates assume freehold (Hak Milik) acquisition via PT PMA. Leasehold (Hak Sewa) deals have lower transfer costs (~1% vs 5% BPHTB). Renovation rates calibrated to Bali contractor pricing. Working capital not included.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 30 years remaining.

$875K$656K$438K$219K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Purchase PriceIlliquid zoneUnsellableToday: $492KPeak Capital Value: Yr 5 ($513K)Paid back
Leasehold value decline
Resale value of your property as the lease shortens. Drops steeply in the final years.
Rental income
Cumulative net rental earnings collected over time, growing with annual revenue increases.
Total return
Capital value + rental income. Your actual total position if you sold and kept all rent.
Paid back
Year 23: cumulative rental income has repaid the full purchase price.
Illiquid zone
Under 15 years remaining. Hard to sell — banks won't lend, fewer buyers, and steep discounts required.
Unsellable
Under 5 years remaining. Effectively worthless on the open market. No financing, no buyers.
Year 5Peak
Capital Value
$513K
+4%
25 years remaining
Rental Income
+$85K
Total Position
$598K
+22%
4.0%/yr
Year 10
Capital Value
$495K
+1%
20 years remaining
Rental Income
+$183K
Total Position
$679K
+38%
3.3%/yr
Year 15
Capital Value
$345K
-30%
15 years remaining
Rental Income
+$298K
Total Position
$642K
+31%
1.8%/yr
Year 20
Capital Value
$178K
-64%
10 years remaining
Rental Income
+$430K
Total Position
$607K
+24%
1.1%/yr

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

Try one of these

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.3% annual return
Occupancy
Weak
35% average occupancy
Nightly Rate
Good
$186 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Average
300 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
30 years remaining on lease

Top Highlights

30+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.3% is near the market average — model your cashflow carefully

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
2.7%
$1,118/mo
40% occ.
3.7%
$1,515/mo
35% occ.
3.3%
$1,333/mo
current
45% occ.
4.2%
$1,730/mo

Lease Timeline

30 years remaining
Safe Zone

Your lease is in the safe zone. The property is liquid on the resale market and maintains strong valuation.

ℹ️

Financing note: Banks generally do not finance leasehold properties, regardless of the remaining duration. Buyers must purchase with cash or alternative financing.

25+ yr: Safe
15-25yr: Caution
<15yr: Illiquid

Data Sources & Methodology

ROI calculations use verified Brixfox Intelligence rental data from a 12-month trailing window. Opex: 20% owner-managed, 45% fully-managed. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Bali may impact actual yields.