Charming 4 Bedroom Guest House for Sale in Nyanyi Bali - RF10994

Charming 4 Bedroom Guest House for Sale in Nyanyi Bali - RF10994

Tabanan, Bali

$738k

Price

5.8%

ROI

4

Bedrooms

43%

Occupancy

5 Bathrooms
Ownership: Freehold
Land: 677 m²
Build: 300 m²
Est. Revenue: $63k/yr
Avg Nightly Rate: $406

Investment Analysis

Discover a unique investment opportunity with this charming guest house located in the peaceful village of Nyanyi, one of Bali's fastest-growing areas. Just...

4-bedroom freehold villa in Tabanan — photo 1 of 5
Bali Home Immo
4-bedroom freehold villa in Tabanan — photo 2 of 5
4-bedroom freehold villa in Tabanan — photo 3 of 5
4-bedroom freehold villa in Tabanan — photo 4 of 5
4-bedroom freehold villa in Tabanan — photo 5 of 5

Charming 4 Bedroom Guest House for Sale in Nyanyi Bali - RF10994

Tabanan · Nyanyi · Ref BF-332391 Source verified · Bali Home Immo · listed 3 Jul 2026
Asking price · Freehold
$738,000
Inquire — direct to agent
Ownership
Freehold
Bedrooms
4
Bathrooms
5
Built area
300 m²
Land
677 m²
Brixfox Score 76 · B+Financial analysis ↓
Modelled from Airbnb listings we track across Tabanan — live calendar data. Projections are estimates, not financial advice.
Financial analysis
· Brixfox Standard · Non-resident · Fully managed
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.
—
Awaiting comparable data
Gross yield · all-in basis
—
Before tax in your home country and financing costs. Estimates, not financial advice.

Revenue assumptions

Derived from the comparable Airbnb listings below. ADR reflects asking prices, not booked rates; occupancy comes from observed calendar availability.
Expected ADR
—
Asking-price basis
Expected occupancy
—
Projected annual revenue
—
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
$
Acquisition costs· 6.2% of price, auto-calculated
$46,080
BPHTB (freehold transfer tax)$36,900
Notary & registration$1,800
Legal fees$7,380
Renovation budget· Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.
$
Furniture & STR launch· default ≈ $7,675/bedroom
$
All-in investment
$867,280
+17.5% over asking

Total return estimate

OptionalNet yield plus an appreciation assumption you choose. Appreciation is a forward-looking assumption, not data — which is why it defaults to 0% and is kept out of the yield figures above.
Annual appreciation assumption0%
0%3% · Tabanan 5-yr avg — historical, not a forecast8%
Indicative total return
—/yr
— + 0% appreciation
Appreciation assumptions are illustrative only. Past regional price growth does not predict future performance; local supply, regulation and currency moves can materially change outcomes. Not financial advice.

Where it sits — and the comps around it

The Airbnb listings behind the market evidence above, on the map. When our photo-matching identifies this exact property on Airbnb, its live listing appears below.

Location

Tabanan

Nyanyi, Pin from agency listing

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.8% annual return
Occupancy
Weak
43% average occupancy
Nightly Rate
Strong
$406 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Strong
677 m² land area
Zoning
Weak
Residential (per agency) — verify in RTRW
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $406 — positioned in the top tier
Generous 677 m² land — room for expansion or amenities
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 43% — factor in seasonal gaps

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
4.0%
$2,489/mo
40% occ.
5.5%
$3,354/mo
43% occ.
5.8%
$3,578/mo
current
53% occ.
7.2%
$4,443/mo
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

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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.