A Hidden 2 Bedroom Villa for Sale in Payangan
- 12% above the Ubud median for 2-bedroom villas
- 26-year lease · -0.1% after lease amortisation
A 2-bedroom Payangan villa offering a 3.7% net yield on the $305,361 all-in cost, based on a modelled set of 10 nearby Airbnb comparables.
WhyHide
- •Projected annual revenue of $26,290 with a gross yield on the all-in cost of 8.6%
- •Average daily rate of $149 with a moderate occupancy of 49%
- •Property has been on the market for 1 months with no recorded move in the asking price
- •Leasehold ownership with 26 years remaining and no resale value at the end of the term
- •Moderate confidence level due to a decent but not deep set of 10 nearby Airbnb comparables
- •Zoning status for the 250 m² land plot has not been checked
Written by an AI model from this listing's stored figures and checked against them, never from figures of its own. Information, not advice. Generated 30 Oct 2026.
The page’s own figures, line by line · Every purchase cost and the all-in total · Occupancy and offer-price what-ifs · Bali ownership, tax and letting rules
What it earns, what it costs to own, and the net yield
Found on Airbnb
This exact villa, photo-verified at 95% confidence — its own track record, not a comp estimate
Its name, link and guest reviews are Pro evidence
Pro evidence
Active rental income detected
This villa is actively listed on Airbnb, asking $158/night with 5 reviews. This is a newer listing building its reputation.
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.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.Income tax is PPh 4(2), Indonesia's final tax on rent, at 10% of gross. The regional hotel tax (PBJT, formerly PB1/PHR) is not charged: whether it applies depends on how the villa is licensed and let, so confirm it with your notary. Financing is not modelled.
The page’s own figures, line by line · Every purchase cost and the all-in total · Occupancy and offer-price what-ifs · Bali ownership, tax and letting rules
Where it sits, and who confirms it
Location
Agency pin · unverifiedUbud
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Score, and what could go wrong
Brixfox Score
This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.
Risk & what-if
| Scenario | Occupancy | Net income /yr | Net yield |
|---|---|---|---|
| -18 pts occupancy | 30% | $6,802 | 2.2% |
| -8 pts occupancy | 40% | $9,241 | 3.0% |
| Expected | 49% | $11,314 | 3.7% |
| +11 pts occupancy | 59% | $13,754 | 4.5% |
Brixfox Standard · Non-resident · Fully managed · net yield on all-in cost
Questions about this listing, answered from its data
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Answers grounded in this listing's data, its Airbnb comps and the score breakdown.
A 2-bedroom Payangan villa offering a 3.7% net yield on the $305,361 all-in cost, based on a modelled set of 10 nearby Airbnb comparables.
- •Projected annual revenue of $26,290 with a gross yield on the all-in cost of 8.6%
- •Average daily rate of $149 with a moderate occupancy of 49%
- •Property has been on the market for 1 months with no recorded move in the asking price
- •Leasehold ownership with 26 years remaining and no resale value at the end of the term
- •Moderate confidence level due to a decent but not deep set of 10 nearby Airbnb comparables
- •Zoning status for the 250 m² land plot has not been checked
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Villa Underwriting Report
PDF report · one-time purchase · this property
- The page’s own figures, line by line
- Every purchase cost and the all-in total
- Occupancy and offer-price what-ifs
- Bali ownership, tax and letting rules
Interested in this property?
Your Brixfox analysis goes with it, so you arrive as a qualified buyer, not a cold email. Where the agency takes inquiries through Brixfox it goes straight to the agent; otherwise it comes to the Brixfox team and we reply to you. Brixfox adds no fee.
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.