STUNNING JOGLO-STYLE 4 BEDROOM VILLA IN NUSA DUA FOR SALE LEASEHOLD BE-337

STUNNING JOGLO-STYLE 4 BEDROOM VILLA IN NUSA DUA FOR SALE LEASEHOLD BE-337

Bali, Bali

$560k

Price

3.8%

ROI

4

Bedrooms

31%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 1500 m²
Build: 350 m²
Est. Revenue: $82k/yr
Avg Nightly Rate: $724

Investment Analysis

Escape to your own private oasis with this stunning Joglo-style villa, situated on 1500 sqm of land in the coveted Nusa Dua area. With 350 sqm of living space, this villa offers plenty of room for you and your loved ones to unwind in style. The villa boasts four spacious bedrooms, two in the main house and two that are actually Joglos with their own private areas. Each is beautifully decorated with a touch of Indonesian style. These bedrooms are the perfect place to rest your head after a long day of exploring the many beautiful, calm beaches around Nusa dua. A stunning open-plan living area beckons you to relax and unwind as natural light floods the space, highlighting the beautiful wooden floors, high ceilings, and intricate design details. Whether you’re enjoying a meal at the dining table or lounging on the comfortable sofas, you’ll feel right at home in this serene atmosphere. Outside, a large swimming pool awaits you, inviting you to take a refreshing dip while enjoying stunning views of nature and the sea. On a clear day you can even see Nusa penida. This villa is perfect for those who love luxury and relaxation in a serene, natural setting. With its beautiful Joglo-style architecture, traditional Indonesian design elements, and stunning 1500 sqm private land, it is the perfect escape. Don’t miss out on the opportunity to experience this one-of-a-kind villa for yourself.

Bali Exception
Bali / Nusa-Dua

STUNNING JOGLO-STYLE 4 BEDROOM VILLA IN NUSA DUA FOR SALE LEASEHOLD BE-337

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
350 m²
Land Plot
1500 m²
Tenure
Lease 22yr
Yield Curve Status

Grade C+ investment — long-term rental yields 10.7% net return annually.

Go to Source via Bali Exception

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.

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+6.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-3.7%
-$103K in 5yr (-18%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.1%
$4,694/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
15 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
9.9 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$724/night
50% ($362)Brixfox estimate($724/night)200% ($1448)
Occupancy
31%
10%Brixfox estimate(31%)100%

Short-Term Rental

Yearly income
$56,332
Airbnb data$724/night · 31% occupancy
Rental income
$724/night · 31% occ.
$81,875
Running costs (20%)
Utilities, cleaning, maintenance
-$16,375
Income tax (10%)
Indonesian rental income tax
-$8,187
Property tax
Annual property tax
-$980
Net income
10.1% ROI
$56,332

Long-Term Rental

Yearly income
$59,978
7 comps
Rental income
$8,782/mo
$84,304
Agency fee (10%)
Finder's fee per tenant
-$8,430
Vacancy (~8%)
1.5mo gap per tenancy
-$6,485
Income tax (10%)
Indonesian rental income tax
-$8,430
Property tax
Annual property tax
-$980
Net income
10.7% ROI
$59,978

Long-term rental earns more with lower risk and less effort.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 22 years remaining.

$2.0M$1.5M$989K$495K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $560KPeak Capital Value: NowPaid back2x Return
Leasehold value decline
Resale value of your property as the lease shortens. Drops steeply in the final years.
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 9: cumulative rental income has repaid the full purchase price.
Illiquid zone
Under 15 years remaining. Hard to sell — banks won't lend, fewer buyers, and steep discounts required.
Unsellable
Under 5 years remaining. Effectively worthless on the open market. No financing, no buyers.
Year 5
Capital Value
$457K
-18%
17 years remaining
Rental Income
+$299K
Total Position
$756K
+35%
6.2%/yr
Year 10
Capital Value
$279K
-50%
12 years remaining
Rental Income
+$646K
Total Position
$925K
+65%
5.1%/yr
Year 15
Capital Value
$118K
-79%
7 years remaining
Rental Income
+$1.0M
Total Position
$1.2M
+108%
5.0%/yr
Year 20
Capital Value
$25K
-96%
2 years remaining
Rental Income
+$1.5M
Total Position
$1.5M
+175%
5.2%/yr

Location

Bali

Nusa-Dua, Approximate area

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Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
10.1% annual return
Occupancy
Weak
31% average occupancy
Nightly Rate
Strong
$724 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
1500 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
22 years remaining on lease

Top Highlights

High rental yield at 10.1% — outperforms most Bali villas
Premium nightly rate of $724 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 31% — factor in seasonal gaps

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

30% occ.
9.7%
$4,542/mo
current
40% occ.
13.0%
$6,083/mo
31% occ.
10.1%
$4,694/mo
current
41% occ.
13.4%
$6,236/mo

Lease Timeline

22 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 7 years while the property is still easy to sell.

ℹ️

Financing note: Banks generally do not finance leasehold properties, regardless of the remaining duration. Buyers must purchase with cash or alternative financing.

25+ yr: Safe
15-25yr: Caution
<15yr: Illiquid

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.