Beautiful Finished 2 Bedrooms Villa in Buduk

Beautiful Finished 2 Bedrooms Villa in Buduk

Buduk/Mengwi, Bali

$359k

Price

2

Bedrooms

71%

Occupancy

2 Bathrooms
Ownership: Leasehold
Land: 314 m²
Build: 280 m²
Est. Revenue: $20k/yr
Avg Nightly Rate: $78

Cost to reproduce & long-term let

Asking price 23% above cost to reproduce — reproducing it would cost about $291k

Long-term rental alternative: ~$15k/yr gross rent

Short-term and long-term letting project about the same net return.

How it compares in Buduk/Mengwi

  • Expected occupancy of 71% compares with a 69% median across 130 tracked Buduk/Mengwi villas.
  • Its expected nightly rate of $78 sits above the Buduk/Mengwi median of $76.
  • Brixfox ranks its projected net yield in the bottom half of the 130 live Buduk/Mengwi listings it tracks.
How Brixfox computes these figures

Investment Analysis

For sale PPV4553: Leasehold Villa in Buduk at IDR 6.5 Billion (USD 366K). 2 BR, 2 BA, 280 m², 3.14 Are land, 30 Years Lease & legal titles verified. Contact PROPERTIA now!

Price
$359,324
ReportInquire
2-bedroom leasehold villa in Buduk/Mengwi — photo 1 of 5
Propertia
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2-bedroom leasehold villa in Buduk/Mengwi — photo 2 of 5
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2-bedroom leasehold villa in Buduk/Mengwi — photo 3 of 5
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2-bedroom leasehold villa in Buduk/Mengwi — photo 4 of 5
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2-bedroom leasehold villa in Buduk/Mengwi — photo 5 of 5
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Beautiful Finished 2 Bedrooms Villa in Buduk

Buduk/Mengwi · Buduk · Ref BF-3029Source · Propertia · listed 20 May 2026
Asking price · Leasehold
$359,324
Listed 177 days ago
Net yield
2.3%
Fully managed · Non-resident tax
Cash yield while the lease runs — the villa returns to the landowner after 30 yrs, with no resale value
Inquire about this property
  • 23% above cost to reproduce · 81% above the Buduk/Mengwi median for 2-bedroom villas
  • 30-year lease · -1.0% after lease amortisation
Mixed caseBrixfox read · from this listing's stored figures

This Buduk villa offers a 2.3% net yield based on a high-confidence model of 96 nearby Airbnb comparables, representing a mixed case for remote investors.

Why
Strengths
  • •Projected occupancy is 71% with an average daily rate of $78.
  • •The 2.3% net yield is based on a deep and consistent set of 96 nearby Airbnb comparables.
  • •The villa is already finished, providing 280 m² of built area on 314 m² of land.
Risks
  • •The 30-year leasehold has no resale value at the end, meaning capital is not returned.
  • •The asking price is 23% above the cost to reproduce the land and construction.
  • •Zoning has not been checked and short-term letting projects 0 points above the long-term let alternative.

Written by an AI model from this listing's stored figures and checked against them, never from figures of its own. Information, not advice. Generated 10 Nov 2026.

Want this analysis as an underwriting report (PDF)?

The page’s own figures, line by line · Every purchase cost and the all-in total · Occupancy and offer-price what-ifs · Bali ownership, tax and letting rules

Ownership
Leasehold
Bedrooms
2
Bathrooms
2
Built area
280 m²
Land
314 m²
Brixfox Score 60 · C+· top 85% Leasehold · 30 yrs leftFinancial analysis ↓
Return thins after lease amortisation. The net yield below is cash income while the lease runs; the villa returns to the landowner when it ends, so there is no resale value — see “after lease amortisation” in the analysis.

Listed by 3 agencies

This villa is marketed by multiple agents — compare your options and contact whoever you prefer.

  • Propertiashown here$359,324
  • VillasofBali$374,306
  • Balitecture$395,000

Direct links to each agency’s listing are a feature — or use the inquiry form and we connect you directly.

Financials

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

Financial analysis
· Brixfox Standard · Non-resident · Fully managed
Leasehold · 30 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.
2.3%
$8,396 net operating income /yr
Gross yield · all-in basis
5.4%
−3.1 pts in operating costs & local taxes
After lease amortisation:-1.0%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: 44.2 of 30 yrs
Before tax in your home country and financing costs. Estimates, not financial advice.
Modelled from Airbnb listings we track across Buduk/Mengwi — 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

71%booked
—rating
0reviews
$159asking / night

Pro evidence

Calendar-tracked performance

We track this exact listing's availability calendar daily. Recently it was booked 71% of nights, and it asks $159/night. 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 stay on the area's market median until this listing's own record is long enough to carry them — where they differ, treat this card as the listing's own track record and the model as the conservative base case.

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
$78
Expected booked rate (market-calibrated)
Expected occupancy
71%
Full-year estimate, market-calibrated
Projected annual revenue
$20,056
ADR × occupancy × 365
Seasonal occupancy pattern
Peak Aug +16% · Low Jan -13%
J
F
M
A
M
J
J
A
S
O
N
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Monthly occupancy relative to the annual average, measured over three years in Canggu.

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· 1.4% of price, auto-calculated
$4,975
PPAT notary (lease deed)$3,593
Legal due diligence$1,382
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
$371,485
+3.4% 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
$20,056
Rental management
−$4,011
Booking channel fees
−$1,003
Utilities
−$1,003
Cleaning & laundry
−$1,003
Maintenance & repairs
−$1,003
Insurance
−$602
Guest supplies & consumables
−$401
Property tax (PBB)
−$629
PPh 4(2) final tax on rent
−$2,006
Net operating income
$8,396/yr
Net yield on all-in investment
2.3%

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 — the villa returns to the landowner and has no resale value 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 ÷ 30 yrs remaining−$12,383/yr
Net yield after lease amortisation-1.0%
Payback vs remaining term44.2 yrs of 30 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 23% above cost to reproducecost ≈ $291kMedium confidence
Long-term rental alternative: ~$15k/yr gross rent2.3% net yieldHigh confidence

The two are within 0.0 points of each other on net yield.

Want this analysis as an underwriting report (PDF)?

The page’s own figures, line by line · Every purchase cost and the all-in total · Occupancy and offer-price what-ifs · Bali ownership, tax and letting rules

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Evidence

Where it sits, and who confirms it

Comp table: Market evidence ↑ in Financials

Location

Surroundings confirmed

Buduk/Mengwi · Buduk

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Independently Verified

Cross-checked across 1 platform

Location corroborated

An independent listing places this property within about 72 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

60C+
LocationAverage
Emerging or secondary location
Rental YieldAverage
2.3% net yield on all-in cost
OccupancyGood
71% average occupancy
Nightly RateAverage
$78 per night
Visual AppealStrong
9/10 visual appeal
Size & SpaceGood
314 m² land area
ZoningAverage
STR zoning not confirmed
TenureStrong
30 years remaining on lease
Stunning visuals (9/10) — commands premium nightly rates
30+ year lease — strong tenure runway
Secondary location — rental demand may be lower than premium areas
Net yield of 2.3% (fully managed, on all-in cost) is near 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
-20 pts occupancy51%$5,8471.6%
-10 pts occupancy61%$7,1211.9%
Expected71%$8,3962.3%
+10 pts occupancy81%$9,6712.6%

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

Lease runway30 yearsSafe zoneLiquid on resale; banks still do not finance leaseholds — plan for cash.
Payback44.2 yearsfrom net rent at the expected case
Ask Brixfox

Questions about this listing, answered from its data

Ask Brixfox about this property

Answers grounded in this listing's data, its Airbnb comps and the score breakdown.

Opening read · generated from this listing's data

This Buduk villa offers a 2.3% net yield based on a high-confidence model of 96 nearby Airbnb comparables, representing a mixed case for remote investors.

Strengths
  • •Projected occupancy is 71% with an average daily rate of $78.
  • •The 2.3% net yield is based on a deep and consistent set of 96 nearby Airbnb comparables.
  • •The villa is already finished, providing 280 m² of built area on 314 m² of land.
Risks
  • •The 30-year leasehold has no resale value at the end, meaning capital is not returned.
  • •The asking price is 23% above the cost to reproduce the land and construction.
  • •Zoning has not been checked and short-term letting projects 0 points above the long-term let alternative.

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On-site check

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Villa Underwriting Report

PDF report · one-time purchase · this property

  • The page’s own figures, line by line
  • Every purchase cost and the all-in total
  • Occupancy and offer-price what-ifs
  • Bali ownership, tax and letting rules

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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 Brixfox Intelligence rental data from tracked Airbnb calendars. 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.