Charming 10 Bedroom Hotel for Sale Leasehold in Bali Kerobokan

Charming 10 Bedroom Hotel for Sale Leasehold in Bali Kerobokan

Kerobokan, Bali

$776k

Price

10

Bedrooms

61%

Occupancy

Ownership: Leasehold
Land: 500 m²
Build: 600 m²
Avg Nightly Rate: $1335

Cost to reproduce & long-term let

Asking price 29% above cost to reproduce — reproducing it would cost about $601k

How it compares in Kerobokan

  • Expected occupancy of 61% compares with a 67% median across 215 tracked Kerobokan villas.
  • Its expected nightly rate of $1335 sits above the Kerobokan median of $161.
  • Brixfox ranks its projected net yield in the bottom half of the 214 live Kerobokan listings it tracks.
How Brixfox computes these figures

Investment Analysis

Located in the vibrant area of Kerobokan, this elegant ten-bedroom hotel offers a harmonious blend of comfort, privacy, and modern tropical design, ideal for bo...

Price
$776,451
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10-bedroom leasehold villa in Kerobokan — photo 1 of 5
Bali Home Immo
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10-bedroom leasehold villa in Kerobokan — photo 2 of 5
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10-bedroom leasehold villa in Kerobokan — photo 3 of 5
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10-bedroom leasehold villa in Kerobokan — photo 4 of 5
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10-bedroom leasehold villa in Kerobokan — photo 5 of 5
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Charming 10 Bedroom Hotel for Sale Leasehold in Bali Kerobokan

Kerobokan · Ref BF-134300Source · Bali Home Immo · listed 17 Jun 2026
Asking price · Leasehold
$776,451
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AI photo analysis vs the comp set · Route-based net yields (all structures) · Bid ladder & negotiation anchors · Due-diligence plan & red flags

Ownership
Leasehold
Bedrooms
10
Built area
600 m²
Land
500 m²
Brixfox Score 42 · D Leasehold · 27 yrs leftFinancial analysis ↓
Financials

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

Financial analysis
· Brixfox Standard · Non-resident · Fully managed
Leasehold · 27 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.
—
Awaiting comparable data
Gross yield · all-in basis
—
Before tax in your home country and financing costs. Estimates, not financial advice.

No Airbnb match on file

We have not confirmed this exact villa on Airbnb, so it carries no operating history here. The figures above rest on the comparable set — a launch scenario, not a track record.

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
—
Asking-price basis
Expected occupancy
—
Projected annual revenue
—
ADR × occupancy × 365
Seasonal occupancy pattern
Peak Jul +25% · Low Feb -15%
J
F
M
A
M
J
J
A
S
O
N
D
Modelled monthly index (relative to the annual average) — replaced by measured per-market indices as calendar history matures.

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· 2.2% of price, auto-calculated
$17,330
Lease transfer & notarial admin (~1%)$7,765
Notary & registration$1,800
Legal fees$7,765
Renovation budget· Move-in ready. No renovation budgeted.
$
Furniture & STR launch· default STR launch only (delivered furnished)
$
All-in investment
$804,781
+3.6% over asking
The P&L needs a revenue basis from comparable listings — it appears once comp data is available.

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 29% above cost to reproducecost ≈ $601kLow confidence
Want this analysis as a 7-page underwriting report?

AI photo analysis vs the comp set · Route-based net yields (all structures) · Bid ladder & negotiation anchors · Due-diligence plan & red flags

Evidence

Where it sits, and who confirms it

Comp table: Market evidence ↑ in Financials

Location

Agency pin · unverified

Kerobokan

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Verdict

Score, and what could go wrong

Brixfox Score

42D
LocationAverage
Emerging or secondary location
Rental YieldPending
Estimate unavailable
OccupancyGood
61% average occupancy
Nightly RateStrong
$1335 per night
Visual AppealStrong
9/10 visual appeal
Size & SpaceGood
500 m² land area
ZoningWeak
Residential (per agency) — verify in RTRW
TenureGood
27 years remaining on lease
Premium nightly rate of $1335 — positioned in the top tier
Stunning visuals (9/10) — commands premium nightly rates
Secondary location — rental demand may be lower than premium areas
Residential (per agency) — confirm against the official RTRW plan before purchasing for short-term rental use

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

Risk & what-if

Lease runway27 yearsSafe zoneLiquid on resale; banks still do not finance leaseholds — plan for cash.
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Villa Underwriting Report

7-page PDF · one-time purchase · this property

  • AI photo analysis vs the comp set
  • Route-based net yields (all structures)
  • Bid ladder & negotiation anchors
  • Due-diligence plan & red flags
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Source · Bali Home Immo

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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 verified Brixfox Intelligence rental data. 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.