Ready Now 2 Bedroom Villa for Sale Leasehold in Kedungu

Ready Now 2 Bedroom Villa for Sale Leasehold in Kedungu

Tabanan, Bali

$278k

Price

2

Bedrooms

61%

Occupancy

2 Bathrooms
Ownership: Leasehold
Land: 183 m²
Build: 147 m²
Est. Revenue: $24k/yr
Avg Nightly Rate: $109

Cost to reproduce & long-term let

Asking price 71% above cost to reproduce — reproducing it would cost about $163k

How it compares in Tabanan

  • Expected occupancy of 61% compares with a 68% median across 301 tracked Tabanan villas.
  • Its expected nightly rate of $109 sits below the Tabanan median of $146.
  • Brixfox ranks its projected net yield in the bottom half of the 297 live Tabanan listings it tracks.
How Brixfox computes these figures

Investment Analysis

This Villa BE-1344 located in Kedungu is for sale with Leasehold ownership for EUR249,733, IDR4,638,252,346

Price
$278,000
ReportInquire
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Ready Now 2 Bedroom Villa for Sale Leasehold in Kedungu

Tabanan · Kedungu · Ref BF-287928Source · Bali Exception · listed 30 Jun 2026
Asking price · Leasehold
$278,000
Net yield
3.6%
Fully managed · Non-resident tax
Cash yield while the lease runs — capital not recovered after 22 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
147 m²
Land
183 m²
Brixfox Score 46 · C Leasehold · 22 yrs leftFinancial analysis ↓
Short lease — 22 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 · 22 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.
3.6%
$10,392 net operating income /yr
Gross yield · all-in basis
8.4%
−4.8 pts in operating costs & local taxes
After lease amortisation:-0.9%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: 27.7 of 22 yrs
Before tax in your home country and financing costs. Estimates, not financial advice.
Modelled from Airbnb listings we track across Tabanan — live calendar data.

No Airbnb match on file

We have not confirmed this exact villa on Airbnb, so it carries no operating history here. The figures above rest on the comparable set — a launch scenario, not a track record.

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
$109
Expected booked rate (market-calibrated)
Expected occupancy
61%
Full-year estimate, market-calibrated
Projected annual revenue
$24,174
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
$4,185
PPAT notary (lease deed)$2,780
Legal due diligence$1,405
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
$287,745
+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
$24,174
Rental management
−$4,835
Booking channel fees
−$1,209
Utilities
−$1,209
Cleaning & laundry
−$1,209
Maintenance & repairs
−$1,209
Insurance
−$725
Guest supplies & consumables
−$483
Property tax (PBB)
−$486
PPh 4(2) final tax on rent
−$2,417
Net operating income
$10,392/yr
Net yield on all-in investment
3.6%

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 ÷ 22 yrs remaining−$13,079/yr
Net yield after lease amortisation-0.9%
Payback vs remaining term27.7 yrs of 22 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 71% above cost to reproducecost ≈ $163kLow confidence
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

Agency pin · unverified

Tabanan · Kedungu

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Verdict

Score, and what could go wrong

Same net-yield basis as the financial analysis

Brixfox Score

46C
LocationAverage
Emerging or secondary location
Rental YieldGood
3.6% net yield on all-in cost
OccupancyGood
61% average occupancy
Nightly RateAverage
$109 per night
Visual AppealStrong
9/10 visual appeal
Size & SpaceAverage
183 m² land area
ZoningWeak
Residential (per agency) — verify in RTRW
TenureGood
22 years remaining on lease
Stunning visuals (9/10) — commands premium nightly rates
Secondary location — rental demand may be lower than premium areas
ADR of $109 limits revenue ceiling — consider repositioning potential

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

Risk & what-if

ScenarioOccupancyNet income /yrNet yield
-20 pts occupancy41%$6,8262.4%
-10 pts occupancy51%$8,6093.0%
Expected61%$10,3933.6%
+10 pts occupancy71%$12,1764.2%

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

Lease runway22 yearsCautionPlan an exit within ~7 years, while resale is still easy.
Payback16.9 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.