Offplan 2 Bedroom Boutique Villas for Sale Leasehold in Kerobokan Be- 3531
- 23% below the Kerobokan median for 2-bedroom villas
- 14-year lease · 2.5% after lease amortisation
This off-plan Kerobokan villa offers a 9.6% net yield based on 97 nearby Airbnb comparables, but the short lease term and development status create a weak investment case.
WhyHide
- •Projected annual revenue of $33,168 driven by a 71% occupancy rate and $128 average daily rate
- •Short-term letting projects 7.9 points above the 6.5% net yield of a long-term let alternative
- •High confidence in the yield model due to a deep and consistent set of 97 nearby Airbnb comparables
- •The 14 years remaining on the leasehold means the property has no resale value at the end of the term
- •Off-plan status means the delivery and build quality of the 100 m² villa are currently unproven
- •Zoning for the property has not been checked and the Brixfox score is 53/100
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 29 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
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.
Cost to reproduce & the long-term-let alternative
Short-term letting projected to outperform long-term by 3.3 points.
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 · unverifiedKerobokan
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Score, and what could go wrong
Brixfox Score
Strong income today, but the 14-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
| Scenario | Occupancy | Net income /yr | Net yield |
|---|---|---|---|
| -20 pts occupancy | 51% | $10,463 | 6.8% |
| -10 pts occupancy | 61% | $12,566 | 8.2% |
| Expected | 71% | $14,668 | 9.6% |
| +10 pts occupancy | 81% | $16,770 | 11.0% |
Brixfox Standard · Non-resident · Fully managed · net yield on all-in cost
Questions about this listing, answered from its data
Ask Brixfox about this property
Answers grounded in this listing's data, its Airbnb comps and the score breakdown.
This off-plan Kerobokan villa offers a 9.6% net yield based on 97 nearby Airbnb comparables, but the short lease term and development status create a weak investment case.
- •Projected annual revenue of $33,168 driven by a 71% occupancy rate and $128 average daily rate
- •Short-term letting projects 7.9 points above the 6.5% net yield of a long-term let alternative
- •High confidence in the yield model due to a deep and consistent set of 97 nearby Airbnb comparables
- •The 14 years remaining on the leasehold means the property has no resale value at the end of the term
- •Off-plan status means the delivery and build quality of the 100 m² villa are currently unproven
- •Zoning for the property has not been checked and the Brixfox score is 53/100
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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.