4-Bedroom Property with Panoramic Ricefield View for Sale in Kerobokan

4-Bedroom Property with Panoramic Ricefield View for Sale in Kerobokan

Kerobokan, Bali

$326k

Price

4

Bedrooms

60%

Occupancy

3 Bathrooms
Ownership: Leasehold
Land: 400 m²
Build: 300 m²
Est. Revenue: $41k/yr
Avg Nightly Rate: $187

Cost to reproduce & long-term let

Asking price 6% above cost to reproduce — reproducing it would cost about $309k

Long-term rental alternative: ~$38k/yr gross rent

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

How it compares in Kerobokan

  • Expected occupancy of 60% compares with a 65% median across 221 tracked Kerobokan villas.
  • Its expected nightly rate of $187 sits above the Kerobokan median of $105.
  • Brixfox ranks its projected net yield in the top half of the 217 live Kerobokan listings it tracks.
How Brixfox computes these figures

Investment Analysis

Set on 400 m² of land with a 300 m² building area, this beautiful 4-bedroom island villa provides the perfect retreat for those seeking tranquility an...

Price
$326,005
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4-bedroom leasehold villa in Kerobokan — photo 1 of 5
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4-Bedroom Property with Panoramic Ricefield View for Sale in Kerobokan

Kerobokan · Ref BF-132242Source · Bali Home Immo · listed 17 Jun 2026
Asking price · Leasehold
$326,005
Listed 149 days ago
Net yield
5.3%
Fully managed · Non-resident tax
Cash yield while the lease runs — the villa returns to the landowner after 40 yrs, with no resale value
Inquire about this property
  • 6% above cost to reproduce · 15% below the Kerobokan median for 4-bedroom villas
  • 40-year lease · 2.8% after lease amortisation
Strong caseBrixfox read · from this listing's stored figures

This Kerobokan 4-bed villa scores 89/100, with a 5.3% net yield (fully managed, after local costs and tax) based on 97 nearby Airbnb comparables with high confidence.

Why
Strengths
  • •Net yield of 5.3% is modelled on 97 nearby Airbnb comparables with high confidence
  • •Gross yield on the all-in cost is 12.1%, with projected annual revenue of $40,963
  • •Asking price sits only 6% above the cost to reproduce the villa (land and construction)
Risks
  • •Leasehold with 40 years remaining; the villa reverts to the landowner at lease end with no resale value
  • •Short-term letting's 5.3% net yield is 1.9 points below the 7.2% net long-term let alternative
  • •Zoning has not been checked, and occupancy is projected at 60%

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 9 Nov 2026.

Want this analysis as an underwriting report (PDF)?

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

Ownership
Leasehold
Bedrooms
4
Bathrooms
3
Built area
300 m²
Land
400 m²
Brixfox Score 89 · A· top 30% Leasehold · 40 yrs leftFinancial analysis ↓
Financials

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

Financial analysis
· Brixfox Standard · Non-resident · Fully managed
Leasehold · 40 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.
5.3%
$17,862 net operating income /yr
Gross yield · all-in basis
12.1%
−6.8 pts in operating costs & local taxes
After lease amortisation:2.8%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 repays your investment in 18.9 of 40 yrs
Before tax in your home country and financing costs. Estimates, not financial advice.
Modelled from Airbnb listings we track across Kerobokan — 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
$187
Expected booked rate (market-calibrated)
Expected occupancy
60%
Full-year estimate, market-calibrated
Projected annual revenue
$40,963
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· 1.4% of price, auto-calculated
$4,641
PPAT notary (lease deed)$3,260
Legal due diligence$1,381
Buyer-side agent fee· paid by the seller$0
Lease tax· customarily the lessor’s; confirm in the lease$0
Renovation budget· no measured Bali basis — enter your own quote
$
Furniture & STR launch
$
All-in investment
$337,166
+3.4% 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
$40,963
Rental management
−$8,193
Booking channel fees
−$2,048
Utilities
−$2,048
Cleaning & laundry
−$2,048
Maintenance & repairs
−$2,048
Insurance
−$1,229
Guest supplies & consumables
−$819
Property tax (PBB)
−$571
PPh 4(2) final tax on rent
−$4,096
Net operating income
$17,862/yr
Net yield on all-in investment
5.3%

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.

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 ÷ 40 yrs remaining−$8,429/yr
Net yield after lease amortisation2.8%
Payback vs remaining term18.9 yrs of 40 yrs

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 6% above cost to reproducecost ≈ $309kLow confidence
Long-term rental alternative: ~$38k/yr gross rent7.2% net yieldHigh confidence

Long-term letting projected to outperform short-term by 1.9 points.

Want this analysis as an underwriting report (PDF)?

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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Evidence

Where it sits, and who confirms it

Comp table: Market evidence ↑ in Financials

Location

Agency pin · unverified

Kerobokan

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Verdict

Score, and what could go wrong

Same net-yield basis as the financial analysis

Brixfox Score

89A
LocationAverage
Emerging or secondary location
Rental YieldStrong
5.3% net yield on all-in cost
OccupancyGood
60% average occupancy
Nightly RateGood
$187 per night
Visual AppealStrong
8/10 visual appeal
Size & SpaceGood
400 m² land area
ZoningAverage
STR zoning not confirmed
TenureStrong
40 years remaining on lease
Strong net yield at 5.3% (fully managed, on all-in cost) — outperforms most villas in this market
Stunning visuals (8/10) — commands premium nightly rates
40+ year lease — strong tenure runway
Secondary location — rental demand may be lower than premium areas
STR zoning not confirmed — verify before purchasing for short-term rental use

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risk & what-if

ScenarioOccupancyNet income /yrNet yield
-20 pts occupancy40%$11,7303.5%
-10 pts occupancy50%$14,7964.4%
Expected60%$17,8615.3%
+10 pts occupancy70%$20,9276.2%

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

Lease runway40 yearsSafe zoneLiquid on resale; banks still do not finance leaseholds — plan for cash.
Payback18.9 yearsfrom net rent at the expected case
Ask Brixfox

Questions about this listing, answered from its data

Ask Brixfox about this property

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

Opening read · generated from this listing's data

This Kerobokan 4-bed villa scores 89/100, with a 5.3% net yield (fully managed, after local costs and tax) based on 97 nearby Airbnb comparables with high confidence.

Strengths
  • •Net yield of 5.3% is modelled on 97 nearby Airbnb comparables with high confidence
  • •Gross yield on the all-in cost is 12.1%, with projected annual revenue of $40,963
  • •Asking price sits only 6% above the cost to reproduce the villa (land and construction)
Risks
  • •Leasehold with 40 years remaining; the villa reverts to the landowner at lease end with no resale value
  • •Short-term letting's 5.3% net yield is 1.9 points below the 7.2% net long-term let alternative
  • •Zoning has not been checked, and occupancy is projected at 60%

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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.