Stunning Ocean Views: Exclusive Off-Plan Two Bedroom Luxury Villa in Nusa Lembongan

Stunning Ocean Views: Exclusive Off-Plan Two Bedroom Luxury Villa in Nusa Lembongan

Nusa Lembongan, Bali

$274k

Price

8.4%

ROI

2

Bedrooms

67%

Occupancy

Ownership: Leasehold
Land: 237 m²
Build: 167 m²
Est. Revenue: $36k/yr
Avg Nightly Rate: $148

Investment Analysis

Discover a truly rare offering in Nusa Lembongan, a luxurious two-bedroom villa delivering uninterrupted ocean views at a price point where such exclusivity is almost unheard of.

2-bedroom leasehold villa in Nusa Lembongan — photo 1 of 4
Kibarer
2-bedroom leasehold villa in Nusa Lembongan — photo 2 of 4
2-bedroom leasehold villa in Nusa Lembongan — photo 3 of 4
2-bedroom leasehold villa in Nusa Lembongan — photo 4 of 4

Stunning Ocean Views: Exclusive Off-Plan Two Bedroom Luxury Villa in Nusa Lembongan

Nusa Lembongan · Ref BF-2371 Source verified · Kibarer · listed 20 May 2026
Asking price · Leasehold
$273,987
Inquire — direct to agent
Ownership
Leasehold
Bedrooms
2
Built area
167 m²
Land
237 m²
Gross yield
11.3%
Est. ADR
$148/night
Occupancy
67%
Brixfox Score 65 · C+ Leasehold · 24 yrs leftFinancial analysis ↓
Return thins after lease amortisation. The net yield below is cash income while the lease runs; your capital is not recovered when it ends — see “after lease amortisation” in the analysis.
Modelled from Airbnb listings we track across Nusa Lembongan — live calendar data. Projections are estimates, not financial advice.

Unlock full financial data

Get revenue, ROI calculations, AI audits, and investment scores for every property.

Financial analysis
· Brixfox Standard · Non-resident · Fully managed
Leasehold · 24 yrs remaining
Fully managed is the Brixfox Standard shown on every card: a full-service manager whose commission includes the OTA/channel listing (not the cleaning cost — changeovers are funded by guest cleaning fees; you bear the residual). Self-managed drops the commission but pays the OTA host fee directly — and your own time.
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.
Gross yield · all-in basis
11.3%
−6.8 pts in operating costs & local taxes
After lease amortisation:0.3%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.
Before tax in your home country and financing costs. Estimates, not financial advice.

Revenue assumptions

Derived from the comparable Airbnb listings below. The headline ADR is the expected BOOKED rate — nearby asking prices corrected by the AirDNA-measured asking-to-booked factor (~−33% on Bali). Occupancy is calibrated against AirDNA reference homes nearby. Comp cards below show raw asking prices.
Expected ADR
$148
Expected booked rate (asking −33%, AirDNA-calibrated)
Expected occupancy
67%
Full-year estimate, AirDNA-calibrated
Projected annual revenue
$36,213
ADR × occupancy × 365
Seasonal occupancy pattern
Peak Jul +25% · Low Feb -15%
J
F
M
A
M
J
J
A
S
O
N
D
Modelled monthly index (relative to the annual average) — replaced by measured per-market indices as calendar history matures.

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· 2.7% of price, auto-calculated
$7,280
Lease transfer & notarial admin (~1%)$2,740
Notary & registration$1,800
Legal fees$2,740
Renovation budget· Estimated from finish level — luxury finish typically STR-ready.
$
Furniture & STR launch· default ≈ $17,850/bedroom
$
All-in investment
$321,142
+17.2% over asking
Fully managed scenarioSwitch the scenario with the toggle at the top of the financial analysis — it drives every figure on this page.
Gross annual revenue
$36,214
Management fee
%−$9,054
OTA / channel fees
%$-0
Cleaning (net of guest fees)
%−$1,449
Utilities, insurance & consumables
%−$2,897
Lodging / tourist tax
%−$3,621
Maintenance reserve
%−$2,740
Annual property tax
%−$274
Local income tax
%−$1,618
Net operating income
$14,562/yr
Net yield on all-in investment
4.5%
Leasehold economics
A leasehold expires — your capital is not returned 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 ÷ 24 yrs remaining−$13,381/yr
Net yield after lease amortisation0.3%
Payback vs remaining term22.1 yrs of 24 yrs

Ask Brixfox AI

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

Try one of these

2 of 2 free AI questions left — Pro is unlimited.

Where it sits — and the comps around it

The Airbnb listings behind the market evidence above, on the map.

Location

Nusa Lembongan

Pin from agency listing

Loading Map...

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
4.5% net yield on all-in cost
Occupancy
Good
67% average occupancy
Nightly Rate
Good
$148 per night
Visual Appeal
Strong
9/10 visual appeal
Size & Space
Average
237 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
24 years remaining on lease

Upgrade to Pro to see full scorecard analysis

Risks & What-If

What if occupancy changes?

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

Sensitivity analysis requires Pro

Lease Timeline

24 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 9 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
Turnkey Management

Your property, professionally managed

Buying from abroad? You won't lift a finger. Vetted local management partners are 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 10+ yrs operating

Bali Villa Manager

Vetted

Full-service villa management across Bali — trusted since 2016

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

All-in-one property management by the Villas of Bali team — daily, monthly and yearly rentals, staff supervision, maintenance and transparent monthly reporting, with a 24/7 concierge looking after your guests.

What the fee covers

  • Daily, monthly & yearly rental management
  • Listing & booking management on major platforms
  • Marketing & pricing strategy optimisation
  • 24/7 concierge & guest services
  • Staff supervision & professional housekeeping
  • Maintenance & repairs coordination
  • Financial reporting & accounting
  • Monthly owner statements & payouts
Visit Bali Villa Manager
Vetted by Brixfox 15+ yrs operating

Villa Bali Management

Vetted

The art of Balinese hospitality, tailored to every home

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

Airbnb Ambassador and 10+ year Superhost — rated among Airbnb’s top hosts in the Asia-Pacific region. Full-service management from staff and maintenance to dynamic pricing, 24/7 guest support and monthly owner reports.

What the fee covers

  • Full staff & operations management
  • 24/7 maintenance & regular villa inspections
  • Multi-platform listings (Airbnb, Booking.com, Agoda, Expedia)
  • Dynamic pricing & revenue management
  • 24/7 guest concierge & support
  • Financial tracking & monthly owner reports
Visit Villa Bali Management

Interested in this property?

Your inquiry goes directly to the listing agent — with your Brixfox analysis attached, so you arrive as a qualified buyer, not a cold email. Brixfox adds no fee.

Source verified · Kibarer

We forward your message and analysis to the listing agency and keep a copy to follow up. No spam, no fee.

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.