Upcoming multi level two bedroom leasehold property in Benoa - Nusa Dua (Delivery September 2026)

Upcoming multi level two bedroom leasehold property in Benoa - Nusa Dua (Delivery September 2026)

Nusa Dua, Bali

$306k

Price

4.0%

ROI

42%

Occupancy

Ownership: Freehold
Build: 175 m²
Est. Revenue: $19k/yr
Avg Nightly Rate: $125

Investment Analysis

Located in the sought-after coastal area of Benoa – Nusa Dua, this modern multi-level two-bedroom property offers a stylish blend of comfort, functionality, and beachside living

Kibarer Property
Nusa Dua / Nusa Dua

Upcoming multi level two bedroom leasehold property in Benoa - Nusa Dua (Delivery September 2026)

Inventory
0 Beds
Bathrooms
0 Baths
Built Area
175 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade C+ investment — short-term rental yields 4.3% net return annually.

Go to Source via Kibarer Property

The Investment

Brixfox Score54
GradeC+
Brixfox Intelligence
54C+Moderate
Score Breakdown
ROI & Yield59%
Capital Growth57%
Risk Profile56%
Market Demand54%

The Brixfox Score is our proprietary AI-powered rating that evaluates rental ROI, capital appreciation potential, risk factors, and local market dynamics to give you a single investment quality metric.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+8.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$66K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.3%
$1,083/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
23.5 yr
Rental only

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.

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$125/night
50% ($62)Brixfox estimate($125/night)200% ($250)
Occupancy
42%
10%Brixfox estimate(42%)100%

Short-Term Rental

Yearly income
$13,002
Airbnb data$125/night · 42% occupancy
Rental income
$125/night · 42% occ.
$19,338
Running costs (20%)
Utilities, cleaning, maintenance
-$3,868
Income tax (10%)
Indonesian rental income tax
-$1,934
Property tax
Annual property tax
-$535
Net income
4.3% ROI
$13,002

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

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$305,759
BPHTB (freehold transfer tax)$15,288
Notary & registration$1,800
Legal / due diligence$3,058
Total acquisition costs$20,146
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$4,375
($0–$8,750)
Furnishing & STR launch
0bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$28,500
All-in investment$358,780

Gross yield (asking)

6.3%

True gross yield (all-in)

5.4%

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

Freehold — 4%/yr appreciation in Nusa Dua.

$1.9M$1.4M$926K$463K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $306K
Capital appreciation
Property value growing at +4%/yr based on Nusa Dua market trends.
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 19: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$372K
+22%
Rental Income
+$69K
Total Position
$441K
+44%
7.6%/yr
Year 10
Capital Value
$453K
+48%
Rental Income
+$149K
Total Position
$602K
+97%
7.0%/yr
Year 20
Capital Value
$670K
+119%
Rental Income
+$349K
Total Position
$1.0M
+233%
6.2%/yr
Year 30
Capital Value
$992K
+224%
Rental Income
+$619K
Total Position
$1.6M
+427%
5.7%/yr

Location

Nusa Dua

Nusa Dua, Approximate area

Loading Map...

Airbnb Comp Analysis

No nearby Airbnb listings found

Ask Brixfox AI

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

Try one of these

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.3% annual return
Occupancy
Weak
42% average occupancy
Nightly Rate
Good
$125 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.3% is near the market average — model your cashflow carefully

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
3.0%
$752/mo
40% occ.
4.0%
$1,018/mo
42% occ.
4.3%
$1,083/mo
current
52% occ.
5.3%
$1,349/mo

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.