Modern Tropical 2 Bedroom Villa for Sale Leasehold in Kedungu

Modern Tropical 2 Bedroom Villa for Sale Leasehold in Kedungu

Tabanan, Bali

$190k

Price

2

Bedrooms

65%

Occupancy

2 Bathrooms
Ownership: Leasehold
Land: 250 m²
Build: 130 m²
Est. Revenue: $19k/yr
Avg Nightly Rate: $80

Cost to reproduce & long-term let

Asking price 22% above cost to reproduce — reproducing it would cost about $156k

Long-term rental alternative: ~$21k/yr gross rent

A long-term let is projected to out-earn short-term letting.

How it compares in Tabanan

  • Expected occupancy of 65% compares with a 65% median across 307 tracked Tabanan villas.
  • Its expected nightly rate of $80 sits below the Tabanan median of $120.
  • Brixfox ranks its projected net yield in the top half of the 303 live Tabanan listings it tracks.
How Brixfox computes these figures

Investment Analysis

This Villa BE-2192 located in Kedungu is for sale with Leasehold ownership for EUR186,837, IDR3,450,000,000

Price
$190,152
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2-bedroom leasehold villa in Tabanan — photo 1 of 5
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2-bedroom leasehold villa in Tabanan — photo 3 of 5
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Modern Tropical 2 Bedroom Villa for Sale Leasehold in Kedungu

Tabanan · Kedungu · Ref BF-16503Source · Bali Exception · listed 30 May 2026
Asking price · Leasehold
$190,152
Listed 167 days ago
Net yield
4.2%
Fully managed · Non-resident tax
Cash yield while the lease runs — the villa returns to the landowner after 21.5 yrs, with no resale value
Inquire about this property
  • 22% above cost to reproduce · 15% below the Tabanan median for 2-bedroom villas
  • 21.5-year lease · -0.5% after lease amortisation
Solid caseBrixfox read · from this listing's stored figures

A 21.5-year leasehold villa in the tourism zone projecting a 4.2% net yield based on 29 modelled Airbnb comparables.

Why
Strengths
  • •Projected annual revenue of $19,035 with a high confidence level based on a deep set of comparables
  • •Located in the pink tourism zone where short-term holiday rental is permitted
  • •Solid case with a 78/100 Brixfox score and a 65% occupancy rate at an $80 average daily rate
Risks
  • •The 21.5-year leasehold has no resale value at the end as the villa returns to the landowner
  • •The 4.2% net yield for short-term letting projects 2.6 points below the 6.9% long-term let alternative
  • •The $190,152 asking price sits 22% above the cost to reproduce the land and construction

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
2
Bathrooms
2
Built area
130 m²
Land
250 m²
Brixfox Score 78 · B+· top 50% Leasehold · 21.5 yrs leftFinancial analysis ↓
Short lease — 21.5 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 · 21.5 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.
4.2%
$8,233 net operating income /yr
Gross yield · all-in basis
9.7%
−5.5 pts in operating costs & local taxes
After lease amortisation:-0.5%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: 24 of 21.5 yrs
Before tax in your home country and financing costs. Estimates, not financial advice.
Modelled from Airbnb listings we track across Tabanan — 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
$80
Expected booked rate (market-calibrated)
Expected occupancy
65%
Full-year estimate, market-calibrated
Projected annual revenue
$19,035
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· 1.7% of price, auto-calculated
$3,283
PPAT notary (lease deed)$1,902
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
$197,238
+3.7% 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
$19,035
Rental management
−$3,807
Booking channel fees
−$952
Utilities
−$952
Cleaning & laundry
−$952
Maintenance & repairs
−$952
Insurance
−$571
Guest supplies & consumables
−$381
Property tax (PBB)
−$333
PPh 4(2) final tax on rent
−$1,904
Net operating income
$8,233/yr
Net yield on all-in investment
4.2%

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 ÷ 21.5 yrs remaining−$9,174/yr
Net yield after lease amortisation-0.5%
Payback vs remaining term24 yrs of 21.5 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
Asking price 22% above cost to reproducecost ≈ $156kLow confidence
Long-term rental alternative: ~$21k/yr gross rent6.8% net yieldMedium confidence

Long-term letting projected to outperform short-term by 2.6 points.

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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

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Evidence

Where it sits, and who confirms it

Comp table: Market evidence ↑ in Financials

Location

Agency pin · unverified

Tabanan · Kedungu

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Verdict

Score, and what could go wrong

Same net-yield basis as the financial analysis

Brixfox Score

78B+
LocationAverage
Emerging or secondary location
Rental YieldGood
4.2% net yield on all-in cost
OccupancyGood
65% average occupancy
Nightly RateAverage
$80 per night
Visual AppealStrong
8/10 visual appeal
Size & SpaceAverage
250 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
TenureGood
21.5 years remaining on lease
Stunning visuals (8/10) — 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
ADR of $80 limits revenue ceiling — consider repositioning potential

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
-20 pts occupancy45%$5,5972.8%
-10 pts occupancy55%$6,9153.5%
Expected65%$8,2334.2%
+10 pts occupancy75%$9,5514.8%

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

Lease runway21.5 yearsCautionPlan an exit within ~6.5 years, while resale is still easy.
Payback24 yearsfrom net rent at the expected case
Ask Brixfox

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 21.5-year leasehold villa in the tourism zone projecting a 4.2% net yield based on 29 modelled Airbnb comparables.

Strengths
  • •Projected annual revenue of $19,035 with a high confidence level based on a deep set of comparables
  • •Located in the pink tourism zone where short-term holiday rental is permitted
  • •Solid case with a 78/100 Brixfox score and a 65% occupancy rate at an $80 average daily rate
Risks
  • •The 21.5-year leasehold has no resale value at the end as the villa returns to the landowner
  • •The 4.2% net yield for short-term letting projects 2.6 points below the 6.9% long-term let alternative
  • •The $190,152 asking price sits 22% above the cost to reproduce the land and construction

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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.