Brand New Elegant 4 Bedroom Ocean View Villa for Sale near Pandawa Beach - KT026

Brand New Elegant 4 Bedroom Ocean View Villa for Sale near Pandawa Beach - KT026

Ungasan, Bali

$923k

Price

5.9%

ROI

4

Bedrooms

40%

Occupancy

4 Bathrooms
Ownership: Freehold
Land: 260 m²
Build: 520 m²
Est. Revenue: $80k/yr
Avg Nightly Rate: $551

Investment Analysis

4 units available | 1 unit is almost finished and the other 3 are still under construction Experience the epitome of luxury living with this exceptional 4-be...

4-bedroom freehold villa in Ungasan — photo 1 of 5
Bali Home Immo
4-bedroom freehold villa in Ungasan — photo 2 of 5
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Brand New Elegant 4 Bedroom Ocean View Villa for Sale near Pandawa Beach - KT026

Ungasan · Ungasan · Ref BF-133012 Source verified · Bali Home Immo · listed 17 Jun 2026
Asking price · Freehold
$922,500
View original listing
Ownership
Freehold
Bedrooms
4
Bathrooms
4
Built area
520 m²
Land
260 m²
True net yield
2.8%
≈ $4,528/mo net after costs & tax
5-yr total return (net + appreciation)
10.2% / yr avg
Payback in ~17 yrs from rent
Brixfox Score 62 · 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

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)
$551/night
50% ($276)Brixfox estimate($551/night)200% ($1102)
Occupancy
40%
10%Brixfox estimate(40%)100%

Short-Term Rental

Yearly income
$54,337
Airbnb data$551/night · 40% occupancy
Rental income
$551/night · 40% occ.
$79,930
Running costs (20%)
Utilities, cleaning, maintenance
-$15,986
Income tax (10%)
Indonesian rental income tax
-$7,993
Property tax
Annual property tax
-$1,614
Net income
5.9% ROI
$54,337

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$922,500
BPHTB (freehold transfer tax)$46,125
Notary & registration$1,800
Legal / due diligence$9,225
Total acquisition costs$57,150
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$13,000
($0–$26,000)
Furnishing & STR launch
4bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$50,100
All-in investment$1,042,750

Gross yield (asking)

8.7%

True gross yield (all-in)

7.7%

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.

$6.4M$4.8M$3.2M$1.6M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $923K
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 14: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.1M
+22%
Rental Income
+$288K
Total Position
$1.4M
+53%
8.9%/yr
Year 10
Capital Value
$1.4M
+48%
Rental Income
+$623K
Total Position
$2.0M
+116%
8.0%/yr
Year 20
Capital Value
$2.0M
+119%
Rental Income
+$1.5M
Total Position
$3.5M
+277%
6.9%/yr
Year 30
Capital Value
$3.0M
+224%
Rental Income
+$2.6M
Total Position
$5.6M
+505%
6.2%/yr

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.9% annual return
Occupancy
Weak
40% average occupancy
Nightly Rate
Strong
$551 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Average
260 m² land area
Zoning
Weak
Touristic (per agency) — verify in RTRW
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $551 — positioned in the top tier
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
Occupancy at 40% — 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.
4.4%
$3,386/mo
40% occ.
5.9%
$4,560/mo
current
40% occ.
5.9%
$4,528/mo
current
50% occ.
7.4%
$5,702/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.