Modern two bedroom leasehold townhouse style properties in Melasti area near the beach

Modern two bedroom leasehold townhouse style properties in Melasti area near the beach

Ungasan, Bali

$280k

Price

2

Bedrooms

6%

Occupancy

2 Bathrooms
Ownership: Leasehold
Land: 164 m²
Build: 132 m²
Est. Revenue: $4k/yr
Avg Nightly Rate: $156

Cost to reproduce & long-term let

Asking price 84% above cost to reproduce — reproducing it would cost about $152k

Long-term rental alternative: ~$20k/yr gross rent

A long-term let is projected to out-earn short-term letting.

How it compares in Ungasan

  • Expected occupancy of 6% compares with a 67% median across 551 tracked Ungasan villas.
  • Its expected nightly rate of $156 sits above the Ungasan median of $152.
  • Brixfox ranks its projected net yield in the bottom half of the 550 live Ungasan listings it tracks.
How Brixfox computes these figures

Investment Analysis

These modern two-bedroom leasehold townhouse-style properties are located in the sought-after Melasti area, just near the beach, offering a stylish coastal lifestyle with strong investment appeal. Designed with privacy and functionality in mind, each unit

Price
$279,764
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2-bedroom leasehold villa in Ungasan — photo 1 of 5
Kibarer
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2-bedroom leasehold villa in Ungasan — photo 2 of 5
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2-bedroom leasehold villa in Ungasan — photo 3 of 5
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2-bedroom leasehold villa in Ungasan — photo 4 of 5
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2-bedroom leasehold villa in Ungasan — photo 5 of 5
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Modern two bedroom leasehold townhouse style properties in Melasti area near the beach

Ungasan · Ref BF-2474Source · Kibarer · listed 20 May 2026
Asking price · Leasehold
$279,764
Net yield
0.4%
Fully managed · Non-resident tax
Cash yield while the lease runs — capital not recovered after 23 yrs
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AI photo analysis vs the comp set · Route-based net yields (all structures) · Bid ladder & negotiation anchors · Due-diligence plan & red flags

Ownership
Leasehold
Bedrooms
2
Bathrooms
2
Built area
132 m²
Land
164 m²
Brixfox Score 31 · F Leasehold · 23 yrs leftFinancial analysis ↓
Short lease — 23 yrs left. 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.
Financials

What it earns, what it costs to own, and the net yield

Financial analysis
· Brixfox Standard · Non-resident · Fully managed
Leasehold · 23 yrs remaining
Fully managed is the Brixfox Standard shown on every card: a full-service manager's commission, charged on top of the Airbnb/Booking channel fees (not the cleaning cost — changeovers are funded by guest cleaning fees; you bear the residual). Self-managed drops the commission; the channel fees stay, because the platform is paid whoever manages, and you pay staff/local operations, a higher cleaning residual and your own time directly. Both scenarios divide the SAME gross revenue — the toggle changes the cost stack, not the revenue. That revenue is observed from actively-operated comps, so self-managed assumes you match their performance.Both scenarios share the same projected revenue — the toggle changes who runs the property and what that costs, not what it earns.
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.
0.4%
$1,085 net operating income /yr
Gross yield · all-in basis
1.2%
−0.8 pts in operating costs & local taxes
After lease amortisation:-3.9%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.Rent does not repay it within the lease: 266.9 of 23 yrs
Before tax in your home country and financing costs. Estimates, not financial advice.
Modelled from Airbnb listings we track across Ungasan — live calendar data.

Found on Airbnb

This exact villa, photo-verified at 95% confidence — its own track record, not a comp estimate

Verified

Its name, link and guest reviews are Pro evidence

7%booked
4.6rating
9reviews
$163per night

Pro evidence

Calendar-tracked performance

We track this exact listing's availability calendar daily. Over the recent 3-month window it was booked 7% of nights, and it advertises $163/night. Based on partial calendar coverage. The occupancy is measured. The nightly rate is what the host asks — Airbnb does not publish what a night actually sold for, so no source anywhere has the earned rate. The projections below are built from this listing's own window rather than the area median, which is why they can sit well above comparable properties nearby.

Revenue assumptions

Derived from the comparable Airbnb listings below. The headline ADR is the expected BOOKED rate — nearby asking prices corrected by our measured, market-calibrated asking-to-booked factor. Occupancy is calibrated against tracked reference homes nearby. Comp cards below show raw asking prices.
Expected ADR
$156
Expected booked rate (market-calibrated)
Expected occupancy
6%
Full-year estimate, market-calibrated
Projected annual revenue
$3,500
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· 1.5% of price, auto-calculated
$4,193
PPAT notary (lease deed)$2,798
Legal due diligence$1,395
Buyer-side agent fee· paid by the seller$0
Lease tax· customarily the lessor’s; confirm in the lease$0
Renovation budget· no measured Bali basis — enter your own quote
$
Furniture & STR launch
$
All-in investment
$289,552
+3.5% over asking
Fully managed scenarioSwitch the scenario with the toggle at the top of the financial analysis — it drives every figure in this section. Gross revenue is identical in both scenarios (the comps' observed performance); the Villa Scorecard and risk panels elsewhere on the page always quote the fully-managed Brixfox Standard.
Gross annual revenue
$3,500
Rental management
−$700
Booking channel fees
−$175
Utilities
−$175
Cleaning & laundry
−$175
Maintenance & repairs
−$175
Insurance
−$105
Guest supplies & consumables
−$70
Property tax (PBB)
−$490
PPh 4(2) final tax on rent
−$350
Net operating income
$1,085/yr
Net yield on all-in investment
0.4%

Income tax is PPh 4(2), Indonesia's final tax on rent, at 10% of gross. The regional hotel tax (PBJT, formerly PB1/PHR) is not charged: whether it applies depends on how the villa is licensed and let, so confirm it with your notary. Financing is not modelled.

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 ÷ 23 yrs remaining−$12,589/yr
Net yield after lease amortisation-3.9%
Payback vs remaining term266.9 yrs of 23 yrs
At these assumptions the rental income does not recover the all-in investment before the lease expires.

Cost to reproduce & the long-term-let alternative

What it would cost to reproduce this villa, and what a yearly tenant would pay
Asking price 84% above cost to reproducecost ≈ $152kMedium confidence
Long-term rental alternative: ~$20k/yr gross rent4.3% net yieldLow confidence

Long-term letting projected to outperform short-term by 3.9 points.

Want this analysis as a 7-page underwriting report?

AI photo analysis vs the comp set · Route-based net yields (all structures) · Bid ladder & negotiation anchors · Due-diligence plan & red flags

Evidence

Where it sits, and who confirms it

Comp table: Market evidence ↑ in Financials

Location

Surroundings confirmed

Ungasan

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Independently Verified

Cross-checked across 1 platform

Location corroborated

An independent listing places this property within about 8 m of the agency's pin. This confirms the surroundings, not the exact address.

Also listed on

Airbnb

Each link was confirmed against this property — by photo comparison, or by matching its verified name and position — never by proximity alone. The pages themselves are Pro evidence.

Verdict

Score, and what could go wrong

Same net-yield basis as the financial analysis

Brixfox Score

31F
LocationAverage
Emerging or secondary location
Rental YieldWeak
0.4% net yield on all-in cost
OccupancyWeak
6% average occupancy
Nightly RateGood
$156 per night
Visual AppealStrong
9/10 visual appeal
Size & SpaceAverage
164 m² land area
ZoningStrong
Zoned for short-term rentals
TenureGood
23 years remaining on lease
Stunning visuals (9/10) — commands premium nightly rates
In a tourism zone where short-term rental is permitted — eligible for a Pondok Wisata licence
Secondary location — rental demand may be lower than premium areas
Net yield of 0.4% (fully managed, on all-in cost) is below the market average — model your cashflow carefully

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

Risk & what-if

ScenarioOccupancyNet income /yrNet yield
Expected6%$1,0860.4%
+10 pts occupancy16%$3,6531.3%
+24 pts occupancy30%$7,2102.5%
+34 pts occupancy40%$9,7773.4%

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

Lease runway23 yearsCautionPlan an exit within ~8 years, while resale is still easy.
Payback142.7 yearsfrom net rent at the expected case
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Villa Underwriting Report

7-page PDF · one-time purchase · this property

  • AI photo analysis vs the comp set
  • Route-based net yields (all structures)
  • Bid ladder & negotiation anchors
  • Due-diligence plan & red flags
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Modelled from live Airbnb calendar data around this property · operating costs per line, editable in the P&L · estimates, not financial advice.Data sources & methodology ›

ROI calculations use verified Brixfox Intelligence rental data. Operating costs are modelled per line — Airbnb/Booking channel fees whoever manages, then either a full-service management commission or the staff/local operations a self-managing owner buys back, cleaning residual, utilities & insurance, local taxes — with every rate editable in the Financial analysis P&L above. Gross revenue is identical in both management scenarios. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Bali may impact actual yields.