OFFPLAN 4 BEDROOM LUXURY RESIDENCE FOR SALE LEASEHOLD IN NUSA DUA BE-2874

OFFPLAN 4 BEDROOM LUXURY RESIDENCE FOR SALE LEASEHOLD IN NUSA DUA BE-2874

Bali, Bali

$810k

Price

2.7%

ROI

4

Bedrooms

41%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 220 m²
Build: 180 m²
Est. Revenue: $34k/yr
Avg Nightly Rate: $230

Investment Analysis

Located in the prestigious Nusa Dua area, this villa is surrounded by premium lifestyle facilities including golf courses, country clubs, tennis courts, a marina, luxury resorts, and integrated 5-star hotel zones. The area offers excellent accessibility, privacy, and a high-end residential environment.The interior features a modern tropical–luxury design, combining warm wood elements, natural stone, soft lighting, and clean architectural lines. The bedrooms are spacious, bright, and elegant, with walk-in wardrobes and refined finishes that create a calm, stylish living atmosphere. Outdoor spaces highlight a stunning private swimming pool with a sleek modern facade, surrounded by tropical landscaping and palm trees. The villa offers serene garden views and a resort-style ambiance, perfect for relaxation and entertainment. This 4-bedroom villa is designed for comfort, privacy, and luxury living in one of Bali’s most exclusive destinations.

Bali Exception
Bali / Nusa Dua

OFFPLAN 4 BEDROOM LUXURY RESIDENCE FOR SALE LEASEHOLD IN NUSA DUA BE-2874

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
180 m²
Land Plot
220 m²
Tenure
Lease 23yr
Yield Curve Status

Grade C investment — short-term rental yields 2.8% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score39
GradeC
Brixfox Intelligence
39CModerate
Score Breakdown
ROI & Yield43%
Capital Growth41%
Risk Profile42%
Market Demand39%

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
+0.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-2.6%
-$106K in 5yr (-13%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.8%
$1,867/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
36.2 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$230/night
50% ($115)Brixfox estimate($230/night)200% ($460)
Occupancy
41%
10%Brixfox estimate(41%)100%

Short-Term Rental

Yearly income
$22,402
Airbnb data$230/night · 41% occupancy
Rental income
$230/night · 41% occ.
$34,027
Running costs (20%)
Utilities, cleaning, maintenance
-$6,805
Income tax (10%)
Indonesian rental income tax
-$3,403
Property tax
Annual property tax
-$1,418
Net income
2.8% ROI
$22,402

Long-Term Rental

Yearly income
$13,692
7 comps
Rental income
$2,177/mo
$20,897
Agency fee (10%)
Finder's fee per tenant
-$2,090
Vacancy (~8%)
1.5mo gap per tenancy
-$1,607
Income tax (10%)
Indonesian rental income tax
-$2,090
Property tax
Annual property tax
-$1,418
Net income
1.7% ROI
$13,692

Short-term rental earns 1.6x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 23 years remaining.

$988K$741K$494K$247K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $810KPeak Capital Value: Now
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.
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
$704K
-13%
18 years remaining
Rental Income
+$119K
Total Position
$823K
+2%
0.3%/yr
Year 10
Capital Value
$454K
-44%
13 years remaining
Rental Income
+$257K
Total Position
$710K
-12%
-1.3%/yr
Year 15
Capital Value
$210K
-74%
8 years remaining
Rental Income
+$417K
Total Position
$627K
-23%
-1.7%/yr
Year 20
Capital Value
$52K
-94%
3 years remaining
Rental Income
+$602K
Total Position
$654K
-19%
-1.1%/yr

Location

Bali

Nusa Dua, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.8% annual return
Occupancy
Weak
41% average occupancy
Nightly Rate
Strong
$230 per night
Visual Appeal
Strong
10/10 instagrammability
Size & Space
Average
220 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
23 years remaining on lease

Top Highlights

Premium nightly rate of $230 — positioned in the top tier
Stunning visuals with 10/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.8% is below 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.
2.0%
$1,350/mo
40% occ.
2.7%
$1,839/mo
current
41% occ.
2.8%
$1,867/mo
current
51% occ.
3.5%
$2,356/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.