4 bedroom modern villa for sale leasehold next to Nuanu Nyanyi Beach - RF8497B

4 bedroom modern villa for sale leasehold next to Nuanu Nyanyi Beach - RF8497B

Tabanan, Bali

$524k

Price

4

Bedrooms

63%

Occupancy

4 Bathrooms
Ownership: Leasehold
Land: 500 m²
Build: 200 m²
Est. Revenue: $37k/yr
Avg Nightly Rate: $164

Cost to reproduce & long-term let

Asking price 72% above cost to reproduce — reproducing it would cost about $304k

Long-term rental alternative: ~$46k/yr gross rent

A long-term let is projected to out-earn short-term letting.

How it compares in Tabanan

  • Expected occupancy of 63% compares with a 65% median across 307 tracked Tabanan villas.
  • Its expected nightly rate of $164 sits above the Tabanan median of $120.
  • Brixfox ranks its projected net yield in the bottom half of the 303 live Tabanan listings it tracks.
How Brixfox computes these figures

Investment Analysis

This exquisite 4-bedroom villa captures the essence of modern tropical living, combining comfort, space, and timeless design in one of Bali’s most desirab...

Price
$523,696
ReportInquire
4-bedroom leasehold villa in Tabanan — photo 1 of 5
Bali Home Immo
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4-bedroom leasehold villa in Tabanan — photo 2 of 5
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4-bedroom leasehold villa in Tabanan — photo 3 of 5
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4-bedroom leasehold villa in Tabanan — photo 4 of 5
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4-bedroom leasehold villa in Tabanan — photo 5 of 5
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4 bedroom modern villa for sale leasehold next to Nuanu Nyanyi Beach - RF8497B

Tabanan · Nyanyi · Ref BF-133847Source · Bali Home Immo · listed 17 Jun 2026
Asking price · Leasehold
$523,696
Listed 149 days ago
Net yield
3.0%
Fully managed · Non-resident tax
Cash yield while the lease runs — the villa returns to the landowner after 26 yrs, with no resale value
Inquire about this property
  • 72% above cost to reproduce · 18% below the Tabanan median for 4-bedroom villas
  • 26-year lease · -0.8% after lease amortisation
Solid caseBrixfox read · from this listing's stored figures

This 4-bed Tabanan villa nets 3% on an all-in cost of $540,789, based on 11 modelled Airbnb comparables, for a score of 81/100.

Why
Strengths
  • •Gross yield of 6.9% on all-in cost, with projected annual revenue of $37,454 at 63% occupancy
  • •Sits inside Bali's tourism (pink) zone, where short-term holiday rental is permitted
  • •Brixfox score of 81/100 reflects a solid case for this leasehold villa
Risks
  • •Leasehold with 26 years remaining; villa reverts to the landowner with no resale value at lease end
  • •Net yield based on a moderate confidence set of 11 comparables, not a deep sample
  • •Asking price sits 72% above the cost to reproduce the villa (land and construction)

Written by an AI model from this listing's stored figures and checked against them, never from figures of its own. Information, not advice. Generated 10 Nov 2026.

Want this analysis as an underwriting report (PDF)?

The page’s own figures, line by line · Every purchase cost and the all-in total · Occupancy and offer-price what-ifs · Bali ownership, tax and letting rules

Ownership
Leasehold
Bedrooms
4
Bathrooms
4
Built area
200 m²
Land
500 m²
Brixfox Score 81 · B+· top 50% Leasehold · 26 yrs leftFinancial analysis ↓
Return thins after lease amortisation. The net yield below is cash income while the lease runs; the villa returns to the landowner when it ends, so there is no resale value — see “after lease amortisation” in the analysis.
Financials

What it earns, what it costs to own, and the net yield

Financial analysis
· Brixfox Standard · Non-resident · Fully managed
Leasehold · 26 yrs remaining
Fully managed is the Brixfox Standard shown on every card: a full-service manager's commission, charged on top of the Airbnb/Booking channel fees (not the cleaning cost — changeovers are funded by guest cleaning fees; you bear the residual). Self-managed drops the commission; the channel fees stay, because the platform is paid whoever manages, and you pay staff/local operations, a higher cleaning residual and your own time directly. Both scenarios divide the SAME gross revenue — the toggle changes the cost stack, not the revenue. That revenue is observed from actively-operated comps, so self-managed assumes you match their performance.Both scenarios share the same projected revenue — the toggle changes who runs the property and what that costs, not what it earns.
Net yieldNet operating income ÷ all-in investment. After local operating taxes; before home-country personal tax and financing costs. Modelled from observed market performance of comparable Airbnb listings.
3.0%
$15,938 net operating income /yr
Gross yield · all-in basis
6.9%
−3.9 pts in operating costs & local taxes
After lease amortisation:-0.8%A leasehold expires; we amortise your all-in investment straight-line over the remaining term. This is the honest return on a wasting asset — most tools ignore it.Rent does not repay it within the lease: 33.9 of 26 yrs
Before tax in your home country and financing costs. Estimates, not financial advice.
Modelled from Airbnb listings we track across Tabanan — live calendar data.

Found on Airbnb

This exact villa, photo-verified at 98% confidence — its own track record, not a comp estimate

Verified

Its name, link and guest reviews are Pro evidence

37%booked
—rating
0reviews
$354asking / night

Pro evidence

Calendar-tracked performance

We track this exact listing's availability calendar daily. Recently it was booked 37% of nights, and it asks $354/night. The occupancy is measured. The nightly rate is what the host asks — Airbnb does not publish what a night actually sold for, so no source anywhere has the earned rate. The projections below stay on the area's market median until this listing's own record is long enough to carry them — where they differ, treat this card as the listing's own track record and the model as the conservative base case.

Revenue assumptions

Derived from the comparable Airbnb listings below. The headline ADR is the expected BOOKED rate — nearby asking prices corrected by our measured, market-calibrated asking-to-booked factor. Occupancy is calibrated against tracked reference homes nearby. Comp cards below show raw asking prices.
Expected ADR
$164
Expected booked rate (market-calibrated)
Expected occupancy
63%
Full-year estimate, market-calibrated
Projected annual revenue
$37,454
ADR × occupancy × 365
Seasonal occupancy pattern
Peak Aug +16% · Low Jan -13%
J
F
M
A
M
J
J
A
S
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N
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Monthly occupancy relative to the annual average, measured over three years in Canggu.

Investment basis

The true all-in acquisition cost — asking price plus purchase costs, renovation and furnishing. Every yield on this page is computed against this total, not the asking price.
Adjust the figures to your deal — yields recalculate live.
Purchase price· asking · leasehold
$
Acquisition costs· 1.3% of price, auto-calculated
$6,619
PPAT notary (lease deed)$5,237
Legal due diligence$1,382
Buyer-side agent fee· paid by the seller$0
Lease tax· customarily the lessor’s; confirm in the lease$0
Renovation budget· no measured Bali basis — enter your own quote
$
Furniture & STR launch
$
All-in investment
$540,789
+3.3% over asking
Fully managed scenarioSwitch the scenario with the toggle at the top of the financial analysis — it drives every figure in this section. Gross revenue is identical in both scenarios (the comps' observed performance); the Villa Scorecard and risk panels elsewhere on the page always quote the fully-managed Brixfox Standard.
Gross annual revenue
$37,454
Rental management
−$7,491
Booking channel fees
−$1,873
Utilities
−$1,873
Cleaning & laundry
−$1,873
Maintenance & repairs
−$1,873
Insurance
−$1,124
Guest supplies & consumables
−$749
Property tax (PBB)
−$916
PPh 4(2) final tax on rent
−$3,745
Net operating income
$15,938/yr
Net yield on all-in investment
3.0%

Income tax is PPh 4(2), Indonesia's final tax on rent, at 10% of gross. The regional hotel tax (PBJT, formerly PB1/PHR) is not charged: whether it applies depends on how the villa is licensed and let, so confirm it with your notary. Financing is not modelled.

Leasehold economics
A leasehold expires — the villa returns to the landowner and has no resale value at the end of the term. We write the all-in investment off straight-line over the remaining years and show the return after that annual cost. Most tools ignore this.
Lease amortisation · all-in ÷ 26 yrs remaining−$20,800/yr
Net yield after lease amortisation-0.8%
Payback vs remaining term33.9 yrs of 26 yrs
At these assumptions the rental income does not recover the all-in investment before the lease expires.

Cost to reproduce & the long-term-let alternative

What it would cost to reproduce this villa, and what a yearly tenant would pay
Asking price 72% above cost to reproducecost ≈ $304kLow confidence
Long-term rental alternative: ~$46k/yr gross rent5.2% net yieldMedium confidence

Long-term letting projected to outperform short-term by 2.2 points.

Want this analysis as an underwriting report (PDF)?

The page’s own figures, line by line · Every purchase cost and the all-in total · Occupancy and offer-price what-ifs · Bali ownership, tax and letting rules

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Evidence

Where it sits, and who confirms it

Comp table: Market evidence ↑ in Financials

Location

Agency pin · unverified

Tabanan · Nyanyi

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Verdict

Score, and what could go wrong

Same net-yield basis as the financial analysis

Brixfox Score

81B+
LocationAverage
Emerging or secondary location
Rental YieldAverage
3.0% net yield on all-in cost
OccupancyGood
63% average occupancy
Nightly RateGood
$164 per night
Visual AppealStrong
9/10 visual appeal
Size & SpaceGood
500 m² land area
ZoningStrong
Pink zone — Tourism zoning (Kawasan Pariwisata) where short-term rental is permitted; a zoning reading at the pin, not a licence
TenureGood
26 years remaining on lease
Stunning visuals (9/10) — commands premium nightly rates
In a tourism zone where short-term rental is permitted — eligible for a Pondok Wisata licence
Secondary location — rental demand may be lower than premium areas
Net yield of 3.0% (fully managed, on all-in cost) is near the market average — model your cashflow carefully

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risk & what-if

ScenarioOccupancyNet income /yrNet yield
-20 pts occupancy43%$10,5512.0%
-10 pts occupancy53%$13,2462.4%
Expected63%$15,9403.0%
+10 pts occupancy73%$18,6343.4%

Brixfox Standard · Non-resident · Fully managed · net yield on all-in cost

Lease runway26 yearsSafe zoneLiquid on resale; banks still do not finance leaseholds — plan for cash.
Payback33.9 yearsfrom net rent at the expected case
Ask Brixfox

Questions about this listing, answered from its data

Ask Brixfox about this property

Answers grounded in this listing's data, its Airbnb comps and the score breakdown.

Opening read · generated from this listing's data

This 4-bed Tabanan villa nets 3% on an all-in cost of $540,789, based on 11 modelled Airbnb comparables, for a score of 81/100.

Strengths
  • •Gross yield of 6.9% on all-in cost, with projected annual revenue of $37,454 at 63% occupancy
  • •Sits inside Bali's tourism (pink) zone, where short-term holiday rental is permitted
  • •Brixfox score of 81/100 reflects a solid case for this leasehold villa
Risks
  • •Leasehold with 26 years remaining; villa reverts to the landowner with no resale value at lease end
  • •Net yield based on a moderate confidence set of 11 comparables, not a deep sample
  • •Asking price sits 72% above the cost to reproduce the villa (land and construction)

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Villa Underwriting Report

PDF report · one-time purchase · this property

  • The page’s own figures, line by line
  • Every purchase cost and the all-in total
  • Occupancy and offer-price what-ifs
  • Bali ownership, tax and letting rules

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Modelled from live Airbnb calendar data around this property · operating costs per line, editable in the P&L · estimates, not financial advice.Data sources & methodology ›

ROI calculations use Brixfox Intelligence rental data from tracked Airbnb calendars. Operating costs are modelled per line — Airbnb/Booking channel fees whoever manages, then either a full-service management commission or the staff/local operations a self-managing owner buys back, cleaning residual, utilities & insurance, local taxes — with every rate editable in the Financial analysis P&L above. Gross revenue is identical in both management scenarios. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Bali may impact actual yields.