Brand New 1 Bedroom Beach Front Apartment for Sale in Nusa Dua - RF9333

Brand New 1 Bedroom Beach Front Apartment for Sale in Nusa Dua - RF9333

Nusa Dua, Bali

$292k

Price

1.6%

ROI

1

Bedrooms

31%

Occupancy

1 Bathrooms
Ownership: Leasehold
Land: 83 m²
Build: 83 m²
Est. Revenue: $7k/yr
Avg Nightly Rate: $65

Investment Analysis

Real Photo Coming Soon ! Wake up to the sound of waves and step straight onto the sand from this beautifully designed 1-bedroom beachfront apartment in the h...

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Bali Home Immo
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Brand New 1 Bedroom Beach Front Apartment for Sale in Nusa Dua - RF9333

Nusa Dua · Nusa Dua · Ref BF-134240 Source verified · Bali Home Immo · listed 17 Jun 2026
Asking price · Leasehold
$292,125
View original listing
Ownership
Leasehold
Bedrooms
1
Bathrooms
1
Built area
83 m²
Land
83 m²
True net yield
0.2%
≈ $382/mo net after costs & tax
5-yr total return (net + appreciation)
2.9% / yr avg
Payback in ~64 yrs from rent
Brixfox Score 40 · C
31 yrs left on lease
Modelled from Airbnb listings we track across Nusa Dua — 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

Nusa Dua

Nusa Dua, 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)
$65/night
50% ($32)Brixfox estimate($65/night)200% ($129)
Occupancy
31%
10%Brixfox estimate(31%)100%

Short-Term Rental

Yearly income
$4,585
Airbnb data$65/night · 31% occupancy
Rental income
$65/night · 31% occ.
$7,280
Running costs (20%)
Utilities, cleaning, maintenance
-$1,456
Income tax (10%)
Indonesian rental income tax
-$728
Property tax
Annual property tax
-$511
Net income
1.6% ROI
$4,585

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$292,125
Lease transfer & notarial admin (~1%)$2,921
Notary & registration$1,800
Legal / due diligence$2,921
Total acquisition costs$7,642
Renovation (~$175/m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		$14,525
($8,300–$20,750)
Furnishing & STR launch
1bd × $3,500 base + appliances, electronics, outdoor, licence, photography, linens.		$18,100
All-in investment$332,392

Gross yield (asking)

2.5%

True gross yield (all-in)

2.2%

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 31 years remaining.

$416K$312K$208K$104K$0Yr 0Yr 10Yr 20Yr 30Purchase PriceIlliquid zoneUnsellableToday: $292KPeak Capital Value: Yr 6 ($314K)
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.
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
$312K
+7%
26 years remaining
Rental Income
+$24K
Total Position
$336K
+15%
2.8%/yr
Year 10
Capital Value
$306K
+5%
21 years remaining
Rental Income
+$53K
Total Position
$359K
+23%
2.1%/yr
Year 15
Capital Value
$232K
-21%
16 years remaining
Rental Income
+$85K
Total Position
$317K
+9%
0.6%/yr
Year 20
Capital Value
$132K
-55%
11 years remaining
Rental Income
+$123K
Total Position
$255K
-13%
-0.7%/yr

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Conversational analysis — questions about this listing, answered from real data.

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
1.6% annual return
Occupancy
Weak
31% average occupancy
Nightly Rate
Weak
$65 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Weak
83 m² land area
Zoning
Weak
Touristic (per agency) — verify in RTRW
Tenure
Strong
31 years remaining on lease

Top Highlights

31+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 1.6% is below the market average — model your cashflow carefully

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
1.5%
$370/mo
current
40% occ.
2.1%
$507/mo
31% occ.
1.6%
$382/mo
current
41% occ.
2.1%
$520/mo

Lease Timeline

31 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.