Launch offer — 3 months free free, no card

Brand new 2 Bedroom Villa For sale leasehold in Kedungu Beachside - RFW198A

Brand new 2 Bedroom Villa For sale leasehold in Kedungu Beachside - RFW198A

Tabanan, Bali

$254k

Price

3.3%

ROI

2

Bedrooms

27%

Occupancy

3 Bathrooms
Ownership: Leasehold
Land: 200 m²
Build: 120 m²
Est. Revenue: $13k/yr
Avg Nightly Rate: $129

Investment Analysis

2 units available This modern two-bedroom villa offers a perfect blend of comfort, style, and investment potential in one of Bali’s most promisin...

2-bedroom leasehold villa in Tabanan — photo 1 of 5
Bali Home Immo
2-bedroom leasehold villa in Tabanan — photo 2 of 5
2-bedroom leasehold villa in Tabanan — photo 3 of 5
2-bedroom leasehold villa in Tabanan — photo 4 of 5
2-bedroom leasehold villa in Tabanan — photo 5 of 5

Brand new 2 Bedroom Villa For sale leasehold in Kedungu Beachside - RFW198A

Tabanan · Tabanan · Ref BF-178800 Source verified · Bali Home Immo · listed 20 Jun 2026
Asking price · Leasehold
$253,595
View original listing
Ownership
Leasehold
Bedrooms
2
Bathrooms
3
Built area
120 m²
Land
200 m²
True net yield
1.2%
≈ $706/mo net after costs & tax
Cash yield while the lease runs — capital not recovered after 29 yrs
Lease-adjusted return
-2.2% / yr
over 29-yr lease, capital not recovered
Brixfox Score 46 · C+
29 yrs left on lease
Short lease — 29 yrs left. The 1.2% net yield is cash income while the lease runs; your capital is not recovered when it ends. Adjusted for the lease decay, the real return is about -2.2%/yr — unless you extend the lease.
Modelled from Airbnb listings we track across Tabanan — live calendar data. Projections are estimates, not financial advice.

What nearby Airbnbs actually earn

Brixfox tracks the live availability calendars of Airbnb listings around this property. The rates and occupancy below are observed from real bookings — this is the data behind every yield figure on this page.

Location

Tabanan

Tabanan, Pin from agency listing

Loading Map...

Airbnb Comp Analysis

Finding Airbnb comps...

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$129/night
50% ($64)Brixfox estimate($129/night)200% ($257)
Occupancy
27%
10%Brixfox estimate(27%)100%

Short-Term Rental

Yearly income
$8,469
Airbnb data$129/night · 27% occupancy
Rental income
$129/night · 27% occ.
$12,732
Running costs (20%)
Utilities, cleaning, maintenance
-$2,546
Income tax (10%)
Indonesian rental income tax
-$1,273
Property tax
Annual property tax
-$444
Net income
3.3% ROI
$8,469

True all-in investment

What the headline asking price actually costs once mandatory taxes, fees, renovation, and furnishing are added. Yields rebased onto this number — closer to what you'll really earn against what you'll really pay.

Asking price$253,595
Lease transfer & notarial admin (~1%)$2,536
Notary & registration$1,800
Legal / due diligence$2,536
Total acquisition costs$6,872
RenovationMove-in ready
Furnishing & STR launch
2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$35,700
All-in investment$296,167

Gross yield (asking)

5.0%

True gross yield (all-in)

4.3%

Bali estimates assume freehold (Hak Milik) acquisition via PT PMA. Leasehold (Hak Sewa) deals have lower transfer costs (~1% vs 5% BPHTB). Renovation rates calibrated to Bali contractor pricing. Working capital not included.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 29 years remaining.

$440K$330K$220K$110K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $254KPeak Capital Value: Yr 4 ($262K)Paid back
Leasehold value decline
Resale value of your property as the lease shortens. Drops steeply in the final years.
Rental income
Cumulative net rental earnings collected over time, growing with annual revenue increases.
Total return
Capital value + rental income. Your actual total position if you sold and kept all rent.
Paid back
Year 22: cumulative rental income has repaid the full purchase price.
Illiquid zone
Under 15 years remaining. Hard to sell — banks won't lend, fewer buyers, and steep discounts required.
Unsellable
Under 5 years remaining. Effectively worthless on the open market. No financing, no buyers.
Year 5
Capital Value
$261K
+3%
24 years remaining
Rental Income
+$45K
Total Position
$306K
+21%
3.8%/yr
Year 10
Capital Value
$240K
-5%
19 years remaining
Rental Income
+$97K
Total Position
$337K
+33%
2.9%/yr
Year 15
Capital Value
$161K
-36%
14 years remaining
Rental Income
+$158K
Total Position
$319K
+26%
1.5%/yr
Year 20
Capital Value
$79K
-69%
9 years remaining
Rental Income
+$228K
Total Position
$307K
+21%
1.0%/yr
Turnkey Management

Your property, professionally managed

Buying from abroad? You won't lift a finger. A vetted local management partner is already connected to this listing — ready to run it as a short-stay rental from day one, so the Managed projections above are something you can actually rely on.

Vetted by Brixfox 9+ yrs operating 140+ properties managed ~1h guest response

Canggu Stay Co.

Vetted

Full-service villa management across South Bali

20%
Management fee
of rental revenue — already in your Managed figures

Hands-off short-stay management for absentee owners — from licensing to nightly guest care. Your villa earns from day one without you on the ground.

What the fee covers

  • Listing setup & optimisation (Airbnb, Booking.com, VRBO)
  • Dynamic pricing & revenue management
  • 24/7 multilingual guest communication
  • Guided check-in / check-out & key handling
  • Professional cleaning, laundry & restocking
  • Maintenance & repairs coordination
  • Monthly owner statements & payouts
  • Guest screening & damage protection
  • Pool & tropical-garden upkeep
  • Pondok wisata / STR licensing assistance
Visit Canggu Stay Co.

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

Try one of these

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.3% annual return
Occupancy
Weak
27% average occupancy
Nightly Rate
Good
$129 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
200 m² land area
Zoning
Weak
Residential (per agency) — verify in RTRW
Tenure
Strong
29 years remaining on lease

Top Highlights

Stunning visuals with 9/10 instagrammability — commands premium nightly rates
29+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.3% is near the market average — model your cashflow carefully

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
3.7%
$784/mo
40% occ.
5.0%
$1,058/mo
27% occ.
3.3%
$706/mo
current
37% occ.
4.6%
$980/mo

Lease Timeline

29 years remaining
Safe Zone

Your lease is in the safe zone. The property is liquid on the resale market and maintains strong valuation.

ℹ️

Financing note: Banks generally do not finance leasehold properties, regardless of the remaining duration. Buyers must purchase with cash or alternative financing.

25+ yr: Safe
15-25yr: Caution
<15yr: Illiquid

Data Sources & Methodology

ROI calculations use verified Brixfox Intelligence rental data from a 12-month trailing window. Opex: 20% owner-managed, 45% fully-managed. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Bali may impact actual yields.