Brand New 1 Bedroom Apartment for Sale Leasehold in Nusa Dua - RF10401B

Brand New 1 Bedroom Apartment for Sale Leasehold in Nusa Dua - RF10401B

Nusa Dua, Bali

$108k

Price

7.2%

ROI

1

Bedrooms

36%

Occupancy

1 Bathrooms
Ownership: Leasehold
Land: 50 m²
Build: 50 m²
Est. Revenue: $11k/yr
Avg Nightly Rate: $86

Investment Analysis

10 units available for sale ! Discover a comfortable and stylish living experience in the heart of Nusa Dua with these beautifully designed 1-bedroom apartme...

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Bali Home Immo
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Brand New 1 Bedroom Apartment for Sale Leasehold in Nusa Dua - RF10401B

Nusa Dua · Nusa Dua · Ref BF-134566 Source verified · Bali Home Immo · listed 17 Jun 2026
Asking price · Leasehold
$107,625
View original listing
Ownership
Leasehold
Bedrooms
1
Bathrooms
1
Built area
50 m²
Land
50 m²
True net yield
3.1%
≈ $644/mo net after costs & tax
5-yr total return (net + appreciation)
6.5% / yr avg
Payback in ~14 yrs from rent
Brixfox Score 48 · C+
25 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)
$86/night
50% ($43)Brixfox estimate($86/night)200% ($172)
Occupancy
36%
10%Brixfox estimate(36%)100%

Short-Term Rental

Yearly income
$7,722
Airbnb data$86/night · 36% occupancy
Rental income
$86/night · 36% occ.
$11,301
Running costs (20%)
Utilities, cleaning, maintenance
-$2,260
Income tax (10%)
Indonesian rental income tax
-$1,130
Property tax
Annual property tax
-$188
Net income
7.2% ROI
$7,722

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$107,625
Lease transfer & notarial admin (~1%)$1,076
Notary & registration$1,800
Legal / due diligence$1,500
Total acquisition costs$4,376
Renovation (~$175/m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		$8,750
($5,000–$12,500)
Furnishing & STR launch
1bd × $3,500 base + appliances, electronics, outdoor, licence, photography, linens.		$18,100
All-in investment$138,851

Gross yield (asking)

10.5%

True gross yield (all-in)

8.1%

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 25 years remaining.

$324K$243K$162K$81K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $108KPeak Capital Value: NowPaid 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 12: 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
$104K
-3%
20 years remaining
Rental Income
+$41K
Total Position
$145K
+35%
6.1%/yr
Year 10
Capital Value
$72K
-33%
15 years remaining
Rental Income
+$89K
Total Position
$161K
+49%
4.1%/yr
Year 15
Capital Value
$37K
-65%
10 years remaining
Rental Income
+$144K
Total Position
$181K
+68%
3.5%/yr
Year 20
Capital Value
$11K
-90%
5 years remaining
Rental Income
+$208K
Total Position
$218K
+103%
3.6%/yr

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.2% annual return
Occupancy
Weak
36% average occupancy
Nightly Rate
Average
$86 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Weak
50 m² land area
Zoning
Weak
Residential (per agency) — verify in RTRW
Tenure
Good
25 years remaining on lease

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 36% — 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.
5.9%
$532/mo
40% occ.
8.0%
$715/mo
36% occ.
7.2%
$644/mo
current
46% occ.
9.2%
$826/mo

Lease Timeline

25 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.