Brand New Elegant 2 Bedrooms Villa for Sale Leasehold in Ungasan Near Karma Kandara Beach - Rf5097

Brand New Elegant 2 Bedrooms Villa for Sale Leasehold in Ungasan Near Karma Kandara Beach - Rf5097

Ungasan, Bali

$217k

Price

9.6%

ROI

2

Bedrooms

37%

Occupancy

3 Bathrooms
Ownership: Leasehold
Land: 152 m²
Build: 137 m²
Est. Revenue: $30k/yr
Avg Nightly Rate: $224

Investment Analysis

2 units available | 35 years Leasehold available at USD 219,000. - Villa 1: 141,03 sqm land | 37,4 sqm garden - Villa 3: 152,2 sqm land | 47,6 sqm...

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

Brand New Elegant 2 Bedrooms Villa for Sale Leasehold in Ungasan Near Karma Kandara Beach - Rf5097

Ungasan · Ungasan · Ref BF-132192 Source verified · Bali Home Immo · listed 17 Jun 2026
Asking price · Leasehold
$216,687
View original listing
Ownership
Leasehold
Bedrooms
2
Bathrooms
3
Built area
137 m²
Land
152 m²
True net yield
4.6%
≈ $1,733/mo net after costs & tax
5-yr total return (net + appreciation)
8.9% / yr avg
Payback in ~10 yrs from rent
Brixfox Score 53 · C+
25 yrs left on lease
Modelled from Airbnb listings we track across Ungasan — 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

Ungasan

Ungasan, Pin from agency listing

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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.

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Nightly Rate (ADR)
$224/night
50% ($112)Brixfox estimate($224/night)200% ($448)
Occupancy
37%
10%Brixfox estimate(37%)100%

Short-Term Rental

Yearly income
$20,798
Airbnb data$224/night · 37% occupancy
Rental income
$224/night · 37% occ.
$30,253
Running costs (20%)
Utilities, cleaning, maintenance
-$6,051
Income tax (10%)
Indonesian rental income tax
-$3,025
Property tax
Annual property tax
-$379
Net income
9.6% ROI
$20,798

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$216,687
Lease transfer & notarial admin (~1%)$2,167
Notary & registration$1,800
Legal / due diligence$2,167
Total acquisition costs$6,134
Renovation (~$175/m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		$23,975
($13,700–$34,250)
Furnishing & STR launch
2bd × $3,500 base + appliances, electronics, outdoor, licence, photography, linens.		$22,300
All-in investment$269,096

Gross yield (asking)

14.0%

True gross yield (all-in)

11.2%

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 25 years remaining.

$872K$654K$436K$218K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $217KPeak Capital Value: NowPaid back2x Return
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 10: 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 5
Capital Value
$209K
-3%
20 years remaining
Rental Income
+$110K
Total Position
$320K
+48%
8.1%/yr
Year 10
Capital Value
$146K
-33%
15 years remaining
Rental Income
+$238K
Total Position
$384K
+77%
5.9%/yr
Year 15
Capital Value
$75K
-65%
10 years remaining
Rental Income
+$387K
Total Position
$462K
+113%
5.2%/yr
Year 20
Capital Value
$22K
-90%
5 years remaining
Rental Income
+$559K
Total Position
$581K
+168%
5.1%/yr

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
9.6% annual return
Occupancy
Weak
37% average occupancy
Nightly Rate
Strong
$224 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Average
152 m² land area
Zoning
Weak
Residential (per agency) — verify in RTRW
Tenure
Good
25 years remaining on lease

Top Highlights

High rental yield at 9.6% — outperforms most villas in this market
Premium nightly rate of $224 — positioned in the top tier

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 37% — factor in seasonal gaps

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
7.8%
$1,400/mo
40% occ.
10.4%
$1,877/mo
37% occ.
9.6%
$1,733/mo
current
47% occ.
12.2%
$2,211/mo

Lease Timeline

25 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.