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Off-Plan Contemporary 4-Bedroom Villa for Sale Leasehold in Ungasan, Bali Near Karma Kandara - RF10939C

Off-Plan Contemporary 4-Bedroom Villa for Sale Leasehold in Ungasan, Bali Near Karma Kandara - RF10939C

Ungasan, Bali

$636k

Price

7.5%

ROI

4

Bedrooms

35%

Occupancy

4 Bathrooms
Ownership: Leasehold
Land: 358 m²
Build: 312 m²
Est. Revenue: $70k/yr
Avg Nightly Rate: $549

Investment Analysis

Off-Plan : Estimated Completion July 2027 | Other options available - click here ! This 4-bedroom villa in Ungasan showcases a refined contemporary trop...

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Bali Home Immo
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Off-Plan Contemporary 4-Bedroom Villa for Sale Leasehold in Ungasan, Bali Near Karma Kandara - RF10939C

Ungasan · Ungasan · Ref BF-232764 Source verified · Bali Home Immo · listed 25 Jun 2026
Asking price · Leasehold
$636,434
View original listing
Ownership
Leasehold
Bedrooms
4
Bathrooms
4
Built area
312 m²
Land
358 m²
True net yield
3.8%
≈ $3,973/mo net after costs & tax
Cash yield while the lease runs — capital not recovered after 30 yrs
Lease-adjusted return
0.5% / yr
over 30-yr lease, capital not recovered
Brixfox Score 73 · B
30 yrs left on lease
Short lease — 30 yrs left. The 3.8% 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 0.5%/yr — unless you extend the lease.
Modelled from Airbnb listings we track across Ungasan — 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

Ungasan

Ungasan, Pin from agency listing

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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.

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Nightly Rate (ADR)
$549/night
50% ($274)Brixfox estimate($549/night)200% ($1097)
Occupancy
35%
10%Brixfox estimate(35%)100%

Short-Term Rental

Indicative
Yearly income
$47,680
Likely range $28,608 – $66,753
Airbnb data$549/night · 35% occupancy
Rental income
$549/night · 35% occ.
$69,706
Running costs (20%)
Utilities, cleaning, maintenance
-$13,941
Income tax (10%)
Indonesian rental income tax
-$6,971
Property tax
Annual property tax
-$1,114
Net income
7.5% ROI
$47,680

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$636,434
Lease transfer & notarial admin (~1%)$6,364
Notary & registration$1,800
Legal / due diligence$6,364
Total acquisition costs$14,528
RenovationMove-in ready
Furnishing & STR launch
4bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$50,100
All-in investment$701,062

Gross yield (asking)

11.0%

True gross yield (all-in)

9.9%

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 30 years remaining.

$2.6M$2.0M$1.3M$652K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Purchase PriceIlliquid zoneUnsellableToday: $636KPeak Capital Value: Yr 5 ($664K)Paid back2x Return
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 12: 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 5Peak
Capital Value
$664K
+4%
25 years remaining
Rental Income
+$253K
Total Position
$917K
+44%
7.6%/yr
Year 10
Capital Value
$641K
+1%
20 years remaining
Rental Income
+$547K
Total Position
$1.2M
+87%
6.4%/yr
Year 15
Capital Value
$446K
-30%
15 years remaining
Rental Income
+$887K
Total Position
$1.3M
+109%
5.1%/yr
Year 20
Capital Value
$230K
-64%
10 years remaining
Rental Income
+$1.3M
Total Position
$1.5M
+137%
4.4%/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.

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.5% annual return
Occupancy
Weak
35% average occupancy
Nightly Rate
Strong
$549 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Good
358 m² land area
Zoning
Weak
Touristic (per agency) — verify in RTRW
Tenure
Strong
30 years remaining on lease

Top Highlights

Premium nightly rate of $549 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
30+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 35% — factor in seasonal gaps

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

30% occ.
6.4%
$3,412/mo
40% occ.
8.6%
$4,581/mo
35% occ.
7.5%
$3,973/mo
current
45% occ.
9.7%
$5,141/mo

Lease Timeline

30 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.