1BR Ocean View Apartment in Nusa Penida Clifftop for Sale Leasehold

1BR Ocean View Apartment in Nusa Penida Clifftop for Sale Leasehold

Nusa Penida, Bali

$109k

Price

1

Bedrooms

64%

Occupancy

1 Bathrooms
Ownership: Leasehold
Build: 23 m²
Est. Revenue: $30k/yr
Avg Nightly Rate: $130

How it compares in Nusa Penida

  • Expected occupancy of 64% compares with a 63% median across 9 tracked Nusa Penida villas.
  • Its expected nightly rate of $130 sits above the Nusa Penida median of $130.
  • Brixfox ranks its projected net yield in the top 10% of the 9 live Nusa Penida listings it tracks.
How Brixfox computes these figures

Investment Analysis

Leasehold apartment in Nusa Penida, Bali. Furnished 1BR, ocean front, elite complex, clifftop, brand new, and share pool. $108k. Code: IPB01894

Price
$108,900
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1BR Ocean View Apartment in Nusa Penida Clifftop for Sale Leasehold

Nusa Penida · Ref BF-1647534Source · Bali Villa Realty · listed 21 Oct 2026
Asking price · Leasehold
$108,900
Listed 10 days ago
Net yield
11.7%
Fully managed · Non-resident tax
  • 75-year lease · 10.4% after lease amortisation
Solid caseBrixfox read · from this listing's stored figures

This 1BR Nusa Penida apartment offers an 11.7% net yield based on 44 Airbnb comparables, representing a solid case for remote investors.

Why
Strengths
  • •Projected annual revenue of $30,017 with a high confidence level based on 44 nearby comparables.
  • •The 75 years remaining on the leasehold provides a significant runway for cash income generation.
  • •Located within the tourism (pink) zone where short-term holiday rental is permitted.
Risks
  • •The asset has no resale value at the end of the lease, as it returns to the landowner after 75 years.
  • •The 64% occupancy and $130 average daily rate are projections based on modelled data.
  • •The property has been on the market for less than a month 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 29 Oct 2026.

Cash yield while the lease runs — the villa returns to the landowner after 75 yrs, with no resale value
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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
1
Bathrooms
1
Built area
23 m²
Brixfox Score 73 · B· top 70% Leasehold · 75 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 · 75 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.
11.7%
$13,317 net operating income /yr
Gross yield · all-in basis
26.4%
−14.7 pts in operating costs & local taxes
After lease amortisation:10.4%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 repays your investment in 8.5 of 75 yrs
Before tax in your home country and financing costs. Estimates, not financial advice.
Modelled from Airbnb listings we track across Nusa Penida — 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
$130
Expected booked rate (market-calibrated)
Expected occupancy
64%
Full-year estimate, market-calibrated
Projected annual revenue
$30,017
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· 2.3% of price, auto-calculated
$2,478
PPAT notary (lease deed)$1,089
Legal due diligence$1,389
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
$113,556
+4.3% 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
$30,017
Rental management
−$6,003
Booking channel fees
−$1,501
Utilities
−$1,501
Cleaning & laundry
−$1,501
Maintenance & repairs
−$1,501
Insurance
−$901
Guest supplies & consumables
−$600
Property tax (PBB)
−$191
PPh 4(2) final tax on rent
−$3,002
Net operating income
$13,317/yr
Net yield on all-in investment
11.7%

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 ÷ 75 yrs remaining−$1,514/yr
Net yield after lease amortisation10.4%
Payback vs remaining term8.5 yrs of 75 yrs
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

Evidence

Where it sits, and who confirms it

Comp table: Market evidence ↑ in Financials

Location

Agency pin · unverified

Nusa Penida

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Verdict

Score, and what could go wrong

Same net-yield basis as the financial analysis

Brixfox Score

73B
LocationAverage
Emerging or secondary location
Rental YieldStrong
11.7% net yield on all-in cost
OccupancyGood
64% average occupancy
Nightly RateGood
$130 per night
Visual AppealStrong
9/10 visual appeal
Size & SpaceWeak
23 m² interior
ZoningStrong
Pink zone — Tourism zoning (Kawasan Pariwisata) where short-term rental is permitted; a zoning reading at the pin, not a licence
TenureStrong
75 years remaining on lease
Strong net yield at 11.7% (fully managed, on all-in cost) — outperforms most apartments in this market
Stunning visuals (9/10) — commands premium nightly rates
In a tourism zone where short-term rental is permitted — eligible for a Pondok Wisata licence
Secondary location — rental demand may be lower than premium areas
Compact at 23 m² interior — caps the guest count you can host

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risk & what-if

ScenarioOccupancyNet income /yrNet yield
-19 pts occupancy44%$9,0628.0%
-9 pts occupancy54%$11,1909.9%
Expected64%$13,31711.7%
+11 pts occupancy74%$15,44413.6%

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

Lease runway75 yearsSafe zoneLiquid on resale; banks still do not finance leaseholds — plan for cash.
Payback5.2 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

This 1BR Nusa Penida apartment offers an 11.7% net yield based on 44 Airbnb comparables, representing a solid case for remote investors.

Strengths
  • •Projected annual revenue of $30,017 with a high confidence level based on 44 nearby comparables.
  • •The 75 years remaining on the leasehold provides a significant runway for cash income generation.
  • •Located within the tourism (pink) zone where short-term holiday rental is permitted.
Risks
  • •The asset has no resale value at the end of the lease, as it returns to the landowner after 75 years.
  • •The 64% occupancy and $130 average daily rate are projections based on modelled data.
  • •The property has been on the market for less than a month 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 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.