Beautiful 2 Bedrooms Villa for Sale in Kutuh Near Pandawa Beach - Fm072a

Beautiful 2 Bedrooms Villa for Sale in Kutuh Near Pandawa Beach - Fm072a

Ungasan, Bali

$117k

Price

2

Bedrooms

36%

Occupancy

2 Bathrooms
Ownership: Freehold
Land: 100 m²
Build: 70 m²
Est. Revenue: $17k/yr
Avg Nightly Rate: $249

Investment Analysis

Located in the serene area of Kutuh, just minutes from the stunning Pandawa Beach, this brand-new villa offers a perfect blend of comfort and simplicity. Built...

2-bedroom freehold villa in Ungasan — photo 1 of 5
Bali Home Immo
2-bedroom freehold villa in Ungasan — photo 2 of 5
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Beautiful 2 Bedrooms Villa for Sale in Kutuh Near Pandawa Beach - Fm072a

Ungasan · Ungasan · Ref BF-133076 Source verified · Bali Home Immo · listed 17 Jun 2026
Asking price · Freehold
$116,850
View original listing
Ownership
Freehold
Bedrooms
2
Bathrooms
2
Built area
70 m²
Land
100 m²
True net yield
4.4%
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)
$249/night
50% ($124)Brixfox estimate($249/night)200% ($498)
Occupancy
36%
10%Brixfox estimate(36%)100%

Short-Term Rental

Yearly income
$11,698
Airbnb data$249/night · 36% occupancy
Rental income
$249/night · 36% occ.
$17,004
Running costs (20%)
Utilities, cleaning, maintenance
-$3,401
Income tax (10%)
Indonesian rental income tax
-$1,700
Property tax
Annual property tax
-$204
Net income
10.0% ROI
$11,698

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$116,850
BPHTB (freehold transfer tax)$5,843
Notary & registration$1,800
Legal / due diligence$1,500
Total acquisition costs$9,143
Renovation (~$130/m², from finish level)
Estimated from finish level — mid-range usually needs light refresh.		$9,100
($5,600–$12,600)
Furnishing & STR launch
2bd × $3,500 base + appliances, electronics, outdoor, licence, photography, linens.		$22,300
All-in investment$157,393

Gross yield (asking)

14.6%

True gross yield (all-in)

10.8%

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$807K$538K$269K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $117K
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 9: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$142K
+22%
Rental Income
+$62K
Total Position
$204K
+75%
11.8%/yr
Year 10
Capital Value
$173K
+48%
Rental Income
+$134K
Total Position
$307K
+163%
10.1%/yr
Year 20
Capital Value
$256K
+119%
Rental Income
+$314K
Total Position
$570K
+388%
8.2%/yr
Year 30
Capital Value
$379K
+224%
Rental Income
+$557K
Total Position
$936K
+701%
7.2%/yr

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
10.0% annual return
Occupancy
Weak
36% average occupancy
Nightly Rate
Strong
$249 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
100 m² land area
Zoning
Weak
Residential (per agency) — verify in RTRW
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 10.0% — outperforms most villas in this market
Premium nightly rate of $249 — 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 36% — 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.
16.1%
$1,572/mo
40% occ.
21.6%
$2,101/mo
36% occ.
19.6%
$1,912/mo
current
46% occ.
25.1%
$2,442/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.