2 Bedroom Mountain Retreat Villa for Sale in Munduk Buleleng

2 Bedroom Mountain Retreat Villa for Sale in Munduk Buleleng

Lovina, Bali

$135k

Price

2

Bedrooms

70%

Occupancy

1 Bathrooms
Ownership: Leasehold
Land: 250 m²
Build: 180 m²
Avg Nightly Rate: $206

How it compares in Lovina

  • Expected occupancy of 70% compares with a 57% median across 22 tracked Lovina villas.
  • Its expected nightly rate of $206 sits above the Lovina median of $165.
  • Brixfox ranks its projected net yield in the bottom half of the 16 live Lovina listings it tracks.
How Brixfox computes these figures

Investment Analysis

Nestled in the peaceful hillside area of Munduk, Buleleng, this charming 2-bedroom villa offers a serene mountain living experience surrounded by lush greenery...

Price
$134,901
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2-bedroom leasehold villa in Lovina — photo 1 of 5
Bali Home Immo
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2-bedroom leasehold villa in Lovina — photo 2 of 5
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2-bedroom leasehold villa in Lovina — photo 3 of 5
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2-bedroom leasehold villa in Lovina — photo 4 of 5
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2-bedroom leasehold villa in Lovina — photo 5 of 5
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2 Bedroom Mountain Retreat Villa for Sale in Munduk Buleleng

Lovina · Ref BF-134680Source · Bali Home Immo · listed 17 Jun 2026
Asking price · Leasehold
$134,901
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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
2
Bathrooms
1
Built area
180 m²
Land
250 m²
Brixfox Score 37 · D Leasehold · 93 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 · 93 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· 3.4% of price, auto-calculated
$4,649
Lease transfer & notarial admin (~1%)$1,349
Notary & registration$1,800
Legal fees$1,500
Renovation budget· Move-in ready. No renovation budgeted.
$
Furniture & STR launch· default STR launch only (delivered furnished)
$
All-in investment
$144,350
+7.0% over asking
The P&L needs a revenue basis from comparable listings — it appears once comp data is available.
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

Lovina

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Verdict

Score, and what could go wrong

Brixfox Score

37D
LocationAverage
Emerging or secondary location
Rental YieldPending
Estimate unavailable
OccupancyGood
70% average occupancy
Nightly RateStrong
$206 per night
Visual AppealGood
7/10 visual appeal
Size & SpaceAverage
250 m² land area
ZoningStrong
Zoned for short-term rentals
TenureStrong
93 years remaining on lease
Premium nightly rate of $206 — positioned in the top tier
In a tourism zone where short-term rental is permitted — eligible for a Pondok Wisata licence
93+ year lease — strong tenure runway
Secondary location — rental demand may be lower than premium areas
Compact plot at 250 m² — limited expansion potential

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 runway93 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
Included with Pro once its free trial ends

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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.