Brand new 4 Bedroom villa for sale leasehold in Bali - Buwit - RF5430

Brand new 4 Bedroom villa for sale leasehold in Bali - Buwit - RF5430

Tabanan, Bali

$892k

Price

6.9%

ROI

4

Bedrooms

49%

Occupancy

4 Bathrooms
Ownership: Leasehold
Build: 450 m²
Est. Revenue: $90k/yr
Avg Nightly Rate: $498

Investment Analysis

Situated in the serene riverside setting of Desa Buwit, this luxurious villa offers a harmonious blend of tranquility and convenience, embodying the best of Bal...

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Bali Home Immo
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Brand new 4 Bedroom villa for sale leasehold in Bali - Buwit - RF5430

Tabanan · Tabanan · Ref BF-132756 Source verified · Bali Home Immo · listed 17 Jun 2026
Asking price · Leasehold
$891,750
View original listing
Ownership
Leasehold
Bedrooms
4
Bathrooms
4
Built area
450 m²
True net yield
3.5%
≈ $5,103/mo net after costs & tax
5-yr total return (net + appreciation)
6.5% / yr avg
Payback in ~15 yrs from rent
Brixfox Score 55 · B
26 yrs left on lease
Modelled from Airbnb listings we track across Tabanan — 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

Tabanan

Tabanan, 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)
$498/night
50% ($249)Brixfox estimate($498/night)200% ($996)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Yearly income
$61,232
Airbnb data$498/night · 49% occupancy
Rental income
$498/night · 49% occ.
$89,704
Running costs (20%)
Utilities, cleaning, maintenance
-$17,941
Income tax (10%)
Indonesian rental income tax
-$8,970
Property tax
Annual property tax
-$1,561
Net income
6.9% ROI
$61,232

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$891,750
Lease transfer & notarial admin (~1%)$8,918
Notary & registration$1,800
Legal / due diligence$8,918
Total acquisition costs$19,636
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$11,250
($0–$22,500)
Furnishing & STR launch
4bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$50,100
All-in investment$972,736

Gross yield (asking)

10.1%

True gross yield (all-in)

9.2%

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 26 years remaining.

$2.7M$2.0M$1.4M$679K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $892KPeak Capital Value: Yr 1 ($899K)Paid 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 13: 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
$876K
-2%
21 years remaining
Rental Income
+$325K
Total Position
$1.2M
+35%
6.1%/yr
Year 10
Capital Value
$664K
-26%
16 years remaining
Rental Income
+$702K
Total Position
$1.4M
+53%
4.4%/yr
Year 15
Capital Value
$378K
-58%
11 years remaining
Rental Income
+$1.1M
Total Position
$1.5M
+70%
3.6%/yr
Year 20
Capital Value
$140K
-84%
6 years remaining
Rental Income
+$1.6M
Total Position
$1.8M
+100%
3.5%/yr

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.9% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Strong
$498 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Weak
Residential (per agency) — verify in RTRW
Tenure
Strong
26 years remaining on lease

Top Highlights

Premium nightly rate of $498 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
26+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 49% — 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.
4.1%
$3,050/mo
40% occ.
5.5%
$4,110/mo
49% occ.
6.9%
$5,103/mo
current
59% occ.
8.3%
$6,163/mo

Lease Timeline

26 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.