Beautiful 10 Bedrooms Freehold Villa in Gianyar for Sale
This 10-bedroom villa in Gianyar offers a 3.4% net yield based on 4 nearby Airbnb comparables, representing a solid case for remote investors.
WhyHide
- •The property generates a projected annual revenue of $133,102 with a 59% occupancy rate.
- •The 8.3% gross yield on the $1,600,706 all-in acquisition cost supports the investment case.
- •A high Brixfox score of 81/100 indicates a stable opportunity for international buyers.
- •The 3.4% net yield is indicative only due to thin or divergent comparables.
- •The rental estimate rests on fewer than ten comparables, which may affect accuracy.
- •Zoning has not been checked and the buyer must use a PT PMA or leasehold structure for ownership.
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 10 Nov 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
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.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.
Freehold title (Hak Milik) cannot be held by a foreigner, and a nominee arrangement is void, so these costs assume the lawful route: a foreign-owned company (PT PMA) that holds the land as HGB, a 30-year right that is extendable and renewable. The purchase costs include the company setup and the title conversion; the yearly costs include the company's tax filing and investment reporting. A PT PMA also needs an approved investment plan (IDR 10bn, IDR 2.5bn paid up), which is capital rather than a cost and is not charged here. Whether a PT PMA letting a villa pays PPh 4(2) on rent or corporate income tax on profit is unconfirmed: this page uses the same tax as a leasehold so the two compare on one basis; confirm it with an accountant.
Rental yield + value growth
Your net rental yield plus a yearly rise in the property's market value (land and building) that you choose. Value growth is an assumption, not data — which is why it starts at 0% and is kept out of the yield figures above.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
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Where it sits, and who confirms it
Location
Agency pin · unverifiedSanur
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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 |
|---|---|---|---|
| -20 pts occupancy | 39% | $34,363 | 2.1% |
| -10 pts occupancy | 49% | $44,571 | 2.8% |
| Expected | 59% | $54,778 | 3.4% |
| +10 pts occupancy | 69% | $64,986 | 4.1% |
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.
This 10-bedroom villa in Gianyar offers a 3.4% net yield based on 4 nearby Airbnb comparables, representing a solid case for remote investors.
- •The property generates a projected annual revenue of $133,102 with a 59% occupancy rate.
- •The 8.3% gross yield on the $1,600,706 all-in acquisition cost supports the investment case.
- •A high Brixfox score of 81/100 indicates a stable opportunity for international buyers.
- •The 3.4% net yield is indicative only due to thin or divergent comparables.
- •The rental estimate rests on fewer than ten comparables, which may affect accuracy.
- •Zoning has not been checked and the buyer must use a PT PMA or leasehold structure for ownership.
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Villa Check
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- A visit with a fixed checklist: condition, build quality, damp, noise, access, the neighbours, and what differs from the listing photos
- 40+ photos of the villa as it is today
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- A short written conclusion
Due Diligence Pack
The Villa Check plus the papers, reviewed by a notary (PPAT). Notary fee included.
Delivered within 10 working days
- Everything in the Villa Check
- The land certificate (SHM / HGB / lease deed)
- The lease term and its extension clause
- The building permit (PBG / IMB)
- The zoning — pink zone read by Brixfox and checked on site
- The PBB (land and building tax) status
- The seller's authority to sell and identity
- Any encumbrances or attachments on the land
- A written notary report: what checks out, what is missing, what is a dealbreaker
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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
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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 Brixfox Intelligence rental data from tracked Airbnb calendars. 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.