High quality tropical six bedroom leasehold estate in Ubud

High quality tropical six bedroom leasehold estate in Ubud

Ubud, Bali

$579k

Price

6

Bedrooms

53%

Occupancy

6 Bathrooms
Ownership: Leasehold
Land: 1230 m²
Build: 900 m²
Est. Revenue: $52k/yr
Avg Nightly Rate: $267

Cost to reproduce & long-term let

Reproducing this villa would cost about $784k — reproducing it would cost about $784k

How it compares in Ubud

  • Expected occupancy of 53% compares with a 63% median across 642 tracked Ubud villas.
  • Its expected nightly rate of $267 sits above the Ubud median of $99.
  • Brixfox ranks its projected net yield in the top half of the 637 live Ubud listings it tracks.
How Brixfox computes these figures

Investment Analysis

Welcome to this high-quality tropical six-bedroom estate in Ubud, a true sanctuary that blends Mediterranean design with the tropical beauty of Bali.

Price
$579,064
ReportInquire
6-bedroom leasehold villa in Ubud — photo 1 of 5
Kibarer
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High quality tropical six bedroom leasehold estate in Ubud

Ubud · Ref BF-15243Source · Kibarer · listed 30 May 2026
Asking price · Leasehold
$579,064
Listed 167 days ago
Net yield
3.8%
Fully managed · Non-resident tax
Cash yield while the lease runs — the villa returns to the landowner after 19 yrs, with no resale value
Inquire about this property
  • at the Ubud median for 6-bedroom villas
  • 19-year lease · -1.5% after lease amortisation
Solid caseBrixfox read · from this listing's stored figures

A solid case for this six-bedroom Ubud estate offering a 3.8% net yield based on 20 nearby Airbnb comparables.

Why
Strengths
  • •The property is located inside Bali's tourism (pink) zone where short-term holiday rental is permitted.
  • •Projected annual revenue is $52,037 with a gross yield on the all-in cost of 8.7%.
  • •The villa provides a 53% occupancy rate at an average daily rate of $267.
Risks
  • •The leasehold has 19 years remaining with no resale value at the end of the term.
  • •Confidence in the yield is moderate as it is based on a decent but not deep set of comparables.
  • •The asset has been on the market for 5 months with no recorded move in the asking price.

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.

Want this analysis as an underwriting report (PDF)?

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

Ownership
Leasehold
Bedrooms
6
Bathrooms
6
Built area
900 m²
Land
1230 m²
Brixfox Score 81 · B+· top 50% Leasehold · 19 yrs leftFinancial analysis ↓
Short lease — 19 yrs left. The net yield below is cash income while the lease runs; the villa returns to the landowner when it ends, so there is no resale value — see “after lease amortisation” in the analysis.
Financials

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

Financial analysis
· Brixfox Standard · Non-resident · Fully managed
Leasehold · 19 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.
3.8%
$22,404 net operating income /yr
Gross yield · all-in basis
8.7%
−4.9 pts in operating costs & local taxes
After lease amortisation:-1.5%A leasehold expires; we amortise your all-in investment straight-line over the remaining term. This is the honest return on a wasting asset — most tools ignore it.Rent does not repay it within the lease: 26.7 of 19 yrs
Before tax in your home country and financing costs. Estimates, not financial advice.
Modelled from Airbnb listings we track across Ubud — live calendar data.

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
$267
Expected booked rate (market-calibrated)
Expected occupancy
53%
Full-year estimate, market-calibrated
Projected annual revenue
$52,037
ADR × occupancy × 365
Seasonal occupancy pattern
Peak Aug +16% · Low Jan -13%
J
F
M
A
M
J
J
A
S
O
N
D
Monthly occupancy relative to the annual average, measured over three years in Canggu.

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· 1.2% of price, auto-calculated
$7,172
PPAT notary (lease deed)$5,791
Legal due diligence$1,381
Buyer-side agent fee· paid by the seller$0
Lease tax· customarily the lessor’s; confirm in the lease$0
Renovation budget· no measured Bali basis — enter your own quote
$
Furniture & STR launch
$
All-in investment
$597,817
+3.2% over asking
Fully managed scenarioSwitch the scenario with the toggle at the top of the financial analysis — it drives every figure in this section. Gross revenue is identical in both scenarios (the comps' observed performance); the Villa Scorecard and risk panels elsewhere on the page always quote the fully-managed Brixfox Standard.
Gross annual revenue
$52,037
Rental management
−$10,407
Booking channel fees
−$2,602
Utilities
−$2,602
Cleaning & laundry
−$2,602
Maintenance & repairs
−$2,602
Insurance
−$1,561
Guest supplies & consumables
−$1,041
Property tax (PBB)
−$1,013
PPh 4(2) final tax on rent
−$5,204
Net operating income
$22,404/yr
Net yield on all-in investment
3.8%

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.

Leasehold economics
A leasehold expires — the villa returns to the landowner and has no resale value at the end of the term. We write the all-in investment off straight-line over the remaining years and show the return after that annual cost. Most tools ignore this.
Lease amortisation · all-in ÷ 19 yrs remaining−$31,464/yr
Net yield after lease amortisation-1.5%
Payback vs remaining term26.7 yrs of 19 yrs
At these assumptions the rental income does not recover the all-in investment before the lease expires.

Cost to reproduce & the long-term-let alternative

What it would cost to reproduce this villa, and what a yearly tenant would pay
Reproducing this villa would cost about $784kcost ≈ $784kLow confidence
Want this analysis as an underwriting report (PDF)?

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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Evidence

Where it sits, and who confirms it

Comp table: Market evidence ↑ in Financials

Location

Agency pin · unverified

Ubud

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Verdict

Score, and what could go wrong

Same net-yield basis as the financial analysis

Brixfox Score

81B+
LocationGood
Popular area with steady demand
Rental YieldGood
3.8% net yield on all-in cost
OccupancyAverage
53% average occupancy
Nightly RateStrong
$267 per night
Visual AppealStrong
9/10 visual appeal
Size & SpaceStrong
1230 m² land area
ZoningStrong
Pink zone — Tourism zoning (Kawasan Pariwisata) where short-term rental is permitted; a zoning reading at the pin, not a licence
TenureAverage
19 years remaining on lease
Premium nightly rate of $267 — positioned in the top tier
Stunning visuals (9/10) — commands premium nightly rates
Generous 1230 m² land — room for expansion or amenities
Occupancy at 53% — factor in seasonal gaps
19 years left on lease — impacts resale value and financing

Strong income today, but the 19-year lease is short — returns are front-loaded and the asset depreciates toward lease end. Best for yield-focused buyers comfortable with a wasting asset and a lease-extension plan, less so passive long-term holders.

Risk & what-if

ScenarioOccupancyNet income /yrNet yield
-20 pts occupancy33%$13,6232.3%
-10 pts occupancy43%$18,0133.0%
Expected53%$22,4033.8%
+10 pts occupancy63%$26,7934.5%

Brixfox Standard · Non-resident · Fully managed · net yield on all-in cost

Lease runway19 yearsCautionPlan an exit within ~4 years, while resale is still easy.
Payback26.7 yearsfrom net rent at the expected case
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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.

Opening read · generated from this listing's data

A solid case for this six-bedroom Ubud estate offering a 3.8% net yield based on 20 nearby Airbnb comparables.

Strengths
  • •The property is located inside Bali's tourism (pink) zone where short-term holiday rental is permitted.
  • •Projected annual revenue is $52,037 with a gross yield on the all-in cost of 8.7%.
  • •The villa provides a 53% occupancy rate at an average daily rate of $267.
Risks
  • •The leasehold has 19 years remaining with no resale value at the end of the term.
  • •Confidence in the yield is moderate as it is based on a decent but not deep set of comparables.
  • •The asset has been on the market for 5 months with no recorded move in the asking price.

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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.