Brand New 3 Bedrooms Villa for Sale Leasehold in Kutuh Near Goa Gong - Rf7050

Brand New 3 Bedrooms Villa for Sale Leasehold in Kutuh Near Goa Gong - Rf7050

Ungasan, Bali

$231k

Price

14.3%

ROI

3

Bedrooms

34%

Occupancy

4 Bathrooms
Ownership: Leasehold
Land: 140 m²
Build: 170 m²
Est. Revenue: $48k/yr
Avg Nightly Rate: $383

Investment Analysis

4 units available | 1 unit completed, 3 units off-plan : 1 unit is 65% under construction, while the other 2 units will commence construction after purchas...

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Brand New 3 Bedrooms Villa for Sale Leasehold in Kutuh Near Goa Gong - Rf7050

Ungasan · Ungasan · Ref BF-133175 Source verified · Bali Home Immo · listed 17 Jun 2026
Asking price · Leasehold
$230,625
View original listing
Ownership
Leasehold
Bedrooms
3
Bathrooms
4
Built area
170 m²
Land
140 m²
True net yield
7.2%
≈ $2,758/mo net after costs & tax
5-yr total return (net + appreciation)
16.1% / yr avg
Payback in ~7 yrs from rent
Brixfox Score 67 · B+
32 yrs left on lease
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)
$383/night
50% ($192)Brixfox estimate($383/night)200% ($766)
Occupancy
34%
10%Brixfox estimate(34%)100%

Short-Term Rental

Yearly income
$33,098
Airbnb data$383/night · 34% occupancy
Rental income
$383/night · 34% occ.
$47,859
Running costs (20%)
Utilities, cleaning, maintenance
-$9,572
Income tax (10%)
Indonesian rental income tax
-$4,786
Property tax
Annual property tax
-$404
Net income
14.4% ROI
$33,098

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$230,625
Lease transfer & notarial admin (~1%)$2,306
Notary & registration$1,800
Legal / due diligence$2,306
Total acquisition costs$6,412
Renovation (~$130/m², from finish level)
Estimated from finish level — mid-range usually needs light refresh.		$22,100
($13,600–$30,600)
Furnishing & STR launch
3bd × $3,500 base + appliances, electronics, outdoor, licence, photography, linens.		$26,500
All-in investment$285,637

Gross yield (asking)

20.8%

True gross yield (all-in)

16.8%

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

Leasehold with 32 years remaining.

$2.0M$1.5M$999K$500K$0Yr 0Yr 10Yr 20Yr 30Purchase PriceIlliquid zoneUnsellableToday: $231KPeak Capital Value: Yr 7 ($255K)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 7: 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
$251K
+9%
27 years remaining
Rental Income
+$176K
Total Position
$427K
+85%
13.1%/yr
Year 10
Capital Value
$251K
+9%
22 years remaining
Rental Income
+$379K
Total Position
$630K
+173%
10.6%/yr
Year 15
Capital Value
$205K
-11%
17 years remaining
Rental Income
+$616K
Total Position
$820K
+256%
8.8%/yr
Year 20
Capital Value
$125K
-46%
12 years remaining
Rental Income
+$889K
Total Position
$1.0M
+340%
7.7%/yr

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
14.4% annual return
Occupancy
Weak
34% average occupancy
Nightly Rate
Strong
$383 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
140 m² land area
Zoning
Weak
Residential (per agency) — verify in RTRW
Tenure
Strong
32 years remaining on lease

Top Highlights

High rental yield at 14.4% — outperforms most villas in this market
Premium nightly rate of $383 — positioned in the top tier
32+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 34% — 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.
12.6%
$2,413/mo
40% occ.
16.8%
$3,229/mo
34% occ.
14.4%
$2,758/mo
current
44% occ.
18.6%
$3,573/mo

Lease Timeline

32 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.