OFFPLAN 2 BEDROOM LUXURY RESIDENCE FOR SALE LEASEHOLD IN NUSA DUA BE-2672

OFFPLAN 2 BEDROOM LUXURY RESIDENCE FOR SALE LEASEHOLD IN NUSA DUA BE-2672

Bali, Bali

$585k

Price

3.9%

ROI

2

Bedrooms

67%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 190 m²
Build: 120 m²
Est. Revenue: $35k/yr
Avg Nightly Rate: $141

Investment Analysis

Located in the prestigious Nusa Dua area, this villa enjoys a prime position close to world-class resorts, white-sand beaches, golf courses, beach clubs, and international hotels. The area also offers easy access to a marina, country club, tennis courts, and a helipad, making it one of Bali’s most exclusive lifestyle destinations.

Bali Exception
Bali / Nusa Dua
Commercial Zone

OFFPLAN 2 BEDROOM LUXURY RESIDENCE FOR SALE LEASEHOLD IN NUSA DUA BE-2672

Inventory
2 Beds
Bathrooms
3 Baths
Built Area
120 m²
Land Plot
190 m²
Tenure
Lease 23yr
Yield Curve Status

Grade C+ investment — short-term rental yields 4.0% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score49
GradeC+
Brixfox Intelligence
49C+Moderate
Score Breakdown
ROI & Yield54%
Capital Growth51%
Risk Profile52%
Market Demand49%

The Brixfox Score is our proprietary AI-powered rating that evaluates rental ROI, capital appreciation potential, risk factors, and local market dynamics to give you a single investment quality metric.

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+1.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-2.6%
-$76K in 5yr (-13%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.0%
$1,936/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
22 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
25.2 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$141/night
50% ($70)Brixfox estimate($141/night)200% ($282)
Occupancy
67%
10%Brixfox estimate(67%)100%

Short-Term Rental

Yearly income
$23,234
Airbnb data$141/night · 67% occupancy
Rental income
$141/night · 67% occ.
$34,654
Running costs (20%)
Utilities, cleaning, maintenance
-$6,931
Income tax (10%)
Indonesian rental income tax
-$3,465
Property tax
Annual property tax
-$1,024
Net income
4.0% ROI
$23,234

Long-Term Rental

Yearly income
$9,064
6 comps
Rental income
$1,453/mo
$13,951
Agency fee (10%)
Finder's fee per tenant
-$1,395
Vacancy (~8%)
1.5mo gap per tenancy
-$1,073
Income tax (10%)
Indonesian rental income tax
-$1,395
Property tax
Annual property tax
-$1,024
Net income
1.5% ROI
$9,064

Short-term rental earns 2.6x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 23 years remaining.

$867K$650K$434K$217K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $585KPeak Capital Value: NowPaid 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 20: 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
$509K
-13%
18 years remaining
Rental Income
+$123K
Total Position
$632K
+8%
1.6%/yr
Year 10
Capital Value
$328K
-44%
13 years remaining
Rental Income
+$266K
Total Position
$594K
+2%
0.2%/yr
Year 15
Capital Value
$152K
-74%
8 years remaining
Rental Income
+$432K
Total Position
$584K
-0%
-0.0%/yr
Year 20
Capital Value
$38K
-94%
3 years remaining
Rental Income
+$624K
Total Position
$662K
+13%
0.6%/yr

Location

Bali

Nusa Dua, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.0% annual return
Occupancy
Good
67% average occupancy
Nightly Rate
Good
$141 per night
Visual Appeal
Strong
10/10 instagrammability
Size & Space
Average
190 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Good
23 years remaining on lease

Top Highlights

Stunning visuals with 10/10 instagrammability — commands premium nightly rates
Commercial Zone verified — fully licensed for short-term rentals

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.0% is near the market average — model your cashflow carefully

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

47% occ.
2.7%
$1,337/mo
57% occ.
3.4%
$1,636/mo
67% occ.
4.0%
$1,936/mo
current
77% occ.
4.6%
$2,236/mo

Lease Timeline

23 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 8 years while the property is still easy to sell.

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.