Off Plan 4 Bedroom Luxury Villa for Sale Leasehold Near Nunggalan Beach - Rf9078
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
Uluwatu
Uluwatu, Pin from agency listing
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Airbnb Comp Analysis
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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Short-Term Rental
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 | $477,111 |
| Lease transfer & notarial admin (~1%) | $4,771 |
| Notary & registration | $1,800 |
| Legal / due diligence | $4,771 |
| Total acquisition costs | $11,342 |
| Renovation (~$175/m², from finish level) Condition & finish level not reported — shown as a moderate contingency. Verify on site visit. | $45,325 ($25,900–$64,750) |
| Furnishing & STR launch 4bd × $3,500 base + appliances, electronics, outdoor, licence, photography, linens. | $30,700 |
| All-in investment | $564,478 |
Gross yield (asking)
14.4%
True gross yield (all-in)
12.1%
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 22 years remaining.
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Conversational analysis — questions about this listing, answered from real data.
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Top Highlights
Watch Out
This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.
Risks & What-If
What if occupancy changes?
Owner Managed scenario
Lease Timeline
Approaching the illiquid zone. Plan your exit within the next 7 years while the property is still easy to sell.
Financing note: Banks generally do not finance leasehold properties, regardless of the remaining duration. Buyers must purchase with cash or alternative financing.
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.