Great three bedrooms freehold villa for sale in Amed

Great three bedrooms freehold villa for sale in Amed

Amed, Bali

$443k

Price

3

Bedrooms

67%

Occupancy

3 Bathrooms
Ownership: Freehold
Land: 750 m²
Build: 219 m²
Est. Revenue: $88k/yr
Avg Nightly Rate: $360

How it compares in Amed

  • Expected occupancy of 67% compares with a 67% median across 8 tracked Amed villas.
How Brixfox computes these figures

Investment Analysis

Located in the serene coastal area of Amed, this great three-bedroom freehold villa offers a perfect blend of comfort and natural beauty. Set on a generous 7.5 are of land with a spacious 219 sqm building size, this villa is designed for those seeking a p

Price
$442,679
3-bedroom freehold villa in Amed — photo 1 of 5
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Great three bedrooms freehold villa for sale in Amed

Amed · Ref BF-335Source · Kibarer · listed 4 May 2026
Asking price · Freehold
$442,679
Ownership
Freehold
Bedrooms
3
Bathrooms
3
Built area
219 m²
Land
750 m²
True net yield
7.6%
≈ $4,698/mo net after costs & tax
5-yr total return (net + appreciation)
15.5% / yr avg
Payback in ~9 yrs from rent
Brixfox Score 96 · A+

What nearby Airbnbs actually earn

Brixfox tracks the live availability calendars of Airbnb listings around this property. The rates and occupancy below are observed from real bookings — this is the data behind every yield figure on this page.

Villa Underwriting Report not available here

This listing's itemised cost stack isn't available right now, so the page shows an approximate model. The report only underwrites the stored, itemised figures; it returns when the listing is re-scored.

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)
$360/night
50% ($180)Brixfox estimate($360/night)200% ($720)
Occupancy
67%
10%Brixfox estimate(67%)100%

Short-Term Rental

Indicative
Yearly income
$60,891
Likely range $36,535 – $85,248
Airbnb data$360/night · 67% occupancy
Rental income
$360/night · 67% occ.
$88,094
Running costs (20%)
Utilities, cleaning, maintenance
-$17,619
Income tax (10%)
Indonesian rental income tax
-$8,809
Property tax
Annual property tax
-$775
Net income
13.8% ROI
$60,891

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$442,679
BPHTB (freehold transfer tax)$22,134
Notary & registration$1,800
Legal / due diligence$4,427
Total acquisition costs$28,361
Renovation (~$85/m²)
Light touch-ups — paint, fixtures, deep clean.		$18,615
($10,950–$26,280)
STR launch (delivered furnished)
Delivered furnished — fit-out already in the price; only licence, photography, linens & STR setup added.		$5,500
All-in investment$495,155

Gross yield (asking)

19.9%

True gross yield (all-in)

17.8%

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 Amed.

$5.0M$3.7M$2.5M$1.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $443K
Capital appreciation
Property value growing at +4%/yr based on Amed 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 7: rental income alone has repaid the full purchase price.
2x return
Year 6: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$539K
+22%
Rental Income
+$323K
Total Position
$862K
+95%
14.3%/yr
Year 10
Capital Value
$655K
+48%
Rental Income
+$698K
Total Position
$1.4M
+206%
11.8%/yr
Year 20
Capital Value
$970K
+119%
Rental Income
+$1.6M
Total Position
$2.6M
+489%
9.3%/yr
Year 30
Capital Value
$1.4M
+224%
Rental Income
+$2.9M
Total Position
$4.3M
+879%
7.9%/yr
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

15%
Management fee
manager commission, of rental revenue — the P&L above models 20%, with Airbnb/Booking channel fees as a separate line whoever manages

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
manager commission, of rental revenue — the P&L above models 20%, with Airbnb/Booking channel fees as a separate line whoever manages

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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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
13.8% annual return
Occupancy
Good
67% average occupancy
Nightly Rate
Strong
$360 per night
Visual Appeal
Good
7/10 visual appeal
Size & Space
Strong
750 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 13.8% — outperforms most villas in this market
Premium nightly rate of $360 — positioned in the top tier
Generous 750 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
STR zoning not confirmed — verify before purchasing for short-term rental use

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

47% occ.
9.6%
$3,540/mo
57% occ.
11.7%
$4,307/mo
67% occ.
13.8%
$5,074/mo
current
77% occ.
15.8%
$5,841/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.