Brand New 2 Bedrooms Villa for Sale Freehold in Kutuh Near Pandawa Beach - Rf6021

Brand New 2 Bedrooms Villa for Sale Freehold in Kutuh Near Pandawa Beach - Rf6021

Ungasan, Bali

$138k

Price

2

Bedrooms

37%

Occupancy

2 Bathrooms
Ownership: Freehold
Land: 102 m²
Build: 125 m²
Est. Revenue: $17k/yr
Avg Nightly Rate: $255

Investment Analysis

This brand-new two-bedroom villa is set in a serene residential area of Kutuh, close to Pandawa Beach and the prestigious Bukit Pandawa Golf & Country Club....

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

Brand New 2 Bedrooms Villa for Sale Freehold in Kutuh Near Pandawa Beach - Rf6021

Ungasan · Ungasan · Ref BF-132674 Source verified · Bali Home Immo · listed 17 Jun 2026
Asking price · Freehold
$138,375
View original listing
Ownership
Freehold
Bedrooms
2
Bathrooms
2
Built area
125 m²
Land
102 m²
True net yield
3.5%
5-yr total return (net + appreciation)
0.0% / yr avg
Brixfox Score 68 · B+
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

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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)
$255/night
50% ($128)Brixfox estimate($255/night)200% ($511)
Occupancy
37%
10%Brixfox estimate(37%)100%

Short-Term Rental

Yearly income
$11,346
Airbnb data$255/night · 37% occupancy
Rental income
$255/night · 37% occ.
$16,555
Running costs (20%)
Utilities, cleaning, maintenance
-$3,311
Income tax (10%)
Indonesian rental income tax
-$1,656
Property tax
Annual property tax
-$242
Net income
8.2% ROI
$11,346

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$138,375
BPHTB (freehold transfer tax)$6,919
Notary & registration$1,800
Legal / due diligence$1,500
Total acquisition costs$10,219
Renovation (~$130/m², from finish level)
Estimated from finish level — mid-range usually needs light refresh.		$16,250
($10,000–$22,500)
Furnishing & STR launch
2bd × $3,500 base + appliances, electronics, outdoor, licence, photography, linens.		$22,300
All-in investment$187,144

Gross yield (asking)

12.0%

True gross yield (all-in)

8.8%

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 Ungasan.

$1.1M$853K$568K$284K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $138K
Capital appreciation
Property value growing at +4%/yr based on Ungasan 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 11: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$168K
+22%
Rental Income
+$60K
Total Position
$229K
+65%
10.6%/yr
Year 10
Capital Value
$205K
+48%
Rental Income
+$130K
Total Position
$335K
+142%
9.2%/yr
Year 20
Capital Value
$303K
+119%
Rental Income
+$305K
Total Position
$608K
+339%
7.7%/yr
Year 30
Capital Value
$449K
+224%
Rental Income
+$540K
Total Position
$989K
+614%
6.8%/yr

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.2% annual return
Occupancy
Weak
37% average occupancy
Nightly Rate
Strong
$255 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
102 m² land area
Zoning
Weak
Residential (per agency) — verify in RTRW
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 8.2% — outperforms most villas in this market
Premium nightly rate of $255 — positioned in the top tier
Freehold ownership — maximum long-term security

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.
14.0%
$1,612/mo
40% occ.
18.7%
$2,156/mo
37% occ.
17.3%
$1,992/mo
current
47% occ.
22.0%
$2,536/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.