Brand New 4 Bedrooms Villa for Sale and Rent in Bali Nusa Dua - Fm079

Brand New 4 Bedrooms Villa for Sale and Rent in Bali Nusa Dua - Fm079

Nusa Dua, Bali

$523k

Price

2.6%

ROI

4

Bedrooms

40%

Occupancy

Ownership: Freehold
Land: 450 m²
Build: 500 m²
Est. Revenue: $21k/yr
Avg Nightly Rate: $141

Investment Analysis

2 Units Available! - Villa 6: Available on 23 July 2026 - Villa 7: Available on 25 June 2026

4-bedroom freehold villa in Nusa Dua — photo 1 of 5
Bali Home Immo
4-bedroom freehold villa in Nusa Dua — photo 2 of 5
4-bedroom freehold villa in Nusa Dua — photo 3 of 5
4-bedroom freehold villa in Nusa Dua — photo 4 of 5
4-bedroom freehold villa in Nusa Dua — photo 5 of 5

Brand New 4 Bedrooms Villa for Sale and Rent in Bali Nusa Dua - Fm079

Nusa Dua · Nusa Dua · Ref BF-132569 Source verified · Bali Home Immo · listed 17 Jun 2026
Asking price · Freehold
$522,750
View original listing
Ownership
Freehold
Bedrooms
4
Built area
500 m²
Land
450 m²
True net yield
0.7%
≈ $1,122/mo net after costs & tax
5-yr total return (net + appreciation)
6.9% / yr avg
Payback in ~39 yrs from rent
Brixfox Score 62 · B
Modelled from Airbnb listings we track across Nusa Dua — 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

Nusa Dua

Nusa Dua, 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)
$141/night
50% ($71)Brixfox estimate($141/night)200% ($282)
Occupancy
40%
10%Brixfox estimate(40%)100%

Short-Term Rental

Yearly income
$13,465
Airbnb data$141/night · 40% occupancy
Rental income
$141/night · 40% occ.
$20,543
Running costs (20%)
Utilities, cleaning, maintenance
-$4,109
Income tax (10%)
Indonesian rental income tax
-$2,054
Property tax
Annual property tax
-$915
Net income
2.6% ROI
$13,465

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$522,750
BPHTB (freehold transfer tax)$26,138
Notary & registration$1,800
Legal / due diligence$5,228
Total acquisition costs$33,166
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$12,500
($0–$25,000)
Furnishing & STR launch
4bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$50,100
All-in investment$618,516

Gross yield (asking)

3.9%

True gross yield (all-in)

3.3%

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

Freehold — 4%/yr appreciation in Nusa Dua.

$2.7M$2.0M$1.3M$672K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $523K
Capital appreciation
Property value growing at +4%/yr based on Nusa Dua market trends.
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 27: rental income alone has repaid the full purchase price.
2x return
Year 13: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$636K
+22%
Rental Income
+$71K
Total Position
$707K
+35%
6.2%/yr
Year 10
Capital Value
$774K
+48%
Rental Income
+$154K
Total Position
$928K
+78%
5.9%/yr
Year 20
Capital Value
$1.1M
+119%
Rental Income
+$362K
Total Position
$1.5M
+188%
5.4%/yr
Year 30
Capital Value
$1.7M
+224%
Rental Income
+$641K
Total Position
$2.3M
+347%
5.1%/yr

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.6% annual return
Occupancy
Weak
40% average occupancy
Nightly Rate
Good
$141 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Good
450 m² land area
Zoning
Weak
Touristic (per agency) — verify in RTRW
Tenure
Strong
Freehold ownership

Top Highlights

Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.6% is below 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.
1.9%
$826/mo
40% occ.
2.6%
$1,127/mo
current
40% occ.
2.6%
$1,122/mo
current
50% occ.
3.3%
$1,423/mo

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.