Off Plan 2 Bedroom Beachfront Villa for sale leasehold in Sumbawa - RF3157A
- 160% above the Bali median for 2-bedroom villas
- 70-year lease · -0.1% after lease amortisation
This off-plan villa presents a weak case for investment with a low 1.3% net yield based on three nearby Airbnb comparables.
WhyHide
- •The leasehold ownership offers a long 70 years remaining on the term.
- •The 800 m² land size and 230 m² built area provide significant space for a 2 bedroom beachfront property.
- •Projected occupancy is 68% with a modelled average daily rate of $81.
- •The asking price was raised 34% on 11 Aug 2026 despite being on the market for 4 months.
- •The 1.3% net yield is indicative only due to thin or divergent comparables and unproven build quality.
- •The villa returns to the landowner at the end of the lease with no resale value.
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.
The page’s own figures, line by line · Every purchase cost and the all-in total · Occupancy and offer-price what-ifs · Bali ownership, tax and letting rules
What it earns, what it costs to own, and the net yield
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.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.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.
The page’s own figures, line by line · Every purchase cost and the all-in total · Occupancy and offer-price what-ifs · Bali ownership, tax and letting rules
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Where it sits, and who confirms it
Location
Agency pin · unverifiedBali
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Score, and what could go wrong
Brixfox Score
Consider carefully. Returns are below market average for this price point.
Risk & what-if
| Scenario | Occupancy | Net income /yr | Net yield |
|---|---|---|---|
| -20 pts occupancy | 48% | $5,339 | 0.8% |
| -10 pts occupancy | 58% | $6,673 | 1.0% |
| Expected | 68% | $8,007 | 1.3% |
| +10 pts occupancy | 78% | $9,341 | 1.5% |
Brixfox Standard · Non-resident · Fully managed · net yield on all-in cost
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.
This off-plan villa presents a weak case for investment with a low 1.3% net yield based on three nearby Airbnb comparables.
- •The leasehold ownership offers a long 70 years remaining on the term.
- •The 800 m² land size and 230 m² built area provide significant space for a 2 bedroom beachfront property.
- •Projected occupancy is 68% with a modelled average daily rate of $81.
- •The asking price was raised 34% on 11 Aug 2026 despite being on the market for 4 months.
- •The 1.3% net yield is indicative only due to thin or divergent comparables and unproven build quality.
- •The villa returns to the landowner at the end of the lease with no resale value.
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Villa Underwriting Report
PDF report · one-time purchase · this property
- The page’s own figures, line by line
- Every purchase cost and the all-in total
- Occupancy and offer-price what-ifs
- Bali ownership, tax and letting rules
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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.