New development close to Nunggulan Beach, Uluwatu

New development close to Nunggulan Beach, Uluwatu

Ungasan, Bali

$275k

Price

1

Bedrooms

70%

Occupancy

Ownership: Leasehold
Land: 145 m²
Build: 175 m²
Est. Revenue: $21k/yr
Avg Nightly Rate: $81

Cost to reproduce & long-term let

Asking price 47% above cost to reproduce — reproducing it would cost about $187k

How it compares in Ungasan

  • Expected occupancy of 70% compares with a 65% median across 568 tracked Ungasan villas.
  • Its expected nightly rate of $81 sits below the Ungasan median of $107.
  • Brixfox ranks its projected net yield in the bottom half of the 568 live Ungasan listings it tracks.
How Brixfox computes these figures

Investment Analysis

Your private sanctuary on the cliffs of Bukit, where modern luxury meets the serene beauty of the coast. Just a 300-meter walk from the shore, these desert-inspired villas bring a refined sense of tranquility to every detail. Expansive floor-to-ceiling glass walls flood the interiors with natural light, creating a seamless connection between indoors and out.

Price
$275,000
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1-bedroom leasehold villa in Ungasan — photo 1 of 5
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New development close to Nunggulan Beach, Uluwatu

Ungasan · Ref BF-4428Source · VillasofBali · listed 27 May 2026
Asking price · Leasehold
$275,000
Listed 169 days ago
Net yield
2.9%
Fully managed · Non-resident tax
Cash yield while the lease runs — the villa returns to the landowner after 28 yrs, with no resale value
Inquire about this property
  • 47% above cost to reproduce · 83% above the Ungasan median for 1-bedroom villas
  • 28-year lease · -0.7% after lease amortisation
Mixed caseBrixfox read · from this listing's stored figures

This Uluwatu development offers a 2.9% net yield based on 92 nearby Airbnb comparables, representing a mixed case for a remote investor.

Why
Strengths
  • •Projected annual revenue of $20,607 with a modelled occupancy of 70% and an average daily rate of $81
  • •High confidence in the yield projection due to a deep, consistent set of 92 nearby Airbnb comparables
  • •New development featuring 175 m² built area on 145 m² of land near Nunggulan Beach
Risks
  • •The 28-year leasehold ownership means the villa returns to the landowner with no resale value at the end
  • •Asking price is 47% above the cost to reproduce the land and construction
  • •Zoning has not been checked and the property has been on the market for 5 months

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
1
Built area
175 m²
Land
145 m²
Brixfox Score 63 · C+· top 85% Leasehold · 28 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.
Financials

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

Financial analysis
· Brixfox Standard · Non-resident · Fully managed
Leasehold · 28 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.
2.9%
$8,792 net operating income /yr
Gross yield · all-in basis
6.8%
−3.9 pts in operating costs & local taxes
After lease amortisation:-0.7%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: 34.5 of 28 yrs
Before tax in your home country and financing costs. Estimates, not financial advice.
Modelled from Airbnb listings we track across Ungasan — live calendar data.

No Airbnb match on file

We have not confirmed this exact villa on Airbnb, so it carries no operating history here. The figures above rest on the comparable set — a launch scenario, not a track record.

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
$81
Expected booked rate (market-calibrated)
Expected occupancy
70%
Full-year estimate, market-calibrated
Projected annual revenue
$20,607
ADR × occupancy × 365
Seasonal occupancy pattern
Peak Aug +16% · Low Jan -13%
J
F
M
A
M
J
J
A
S
O
N
D
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· 1.5% of price, auto-calculated
$4,131
PPAT notary (lease deed)$2,750
Legal due diligence$1,381
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
$302,931
+10.2% 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
$20,607
Rental management
−$4,121
Booking channel fees
−$1,030
Utilities
−$1,030
Cleaning & laundry
−$1,030
Maintenance & repairs
−$1,030
Insurance
−$618
Guest supplies & consumables
−$412
Property tax (PBB)
−$481
PPh 4(2) final tax on rent
−$2,061
Net operating income
$8,792/yr
Net yield on all-in investment
2.9%

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 ÷ 28 yrs remaining−$10,819/yr
Net yield after lease amortisation-0.7%
Payback vs remaining term34.5 yrs of 28 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 47% above cost to reproducecost ≈ $187kLow confidence
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

Agency pin · unverified

Ungasan

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Verdict

Score, and what could go wrong

Same net-yield basis as the financial analysis

Brixfox Score

63C+
LocationAverage
Emerging or secondary location
Rental YieldAverage
2.9% net yield on all-in cost
OccupancyGood
70% average occupancy
Nightly RateAverage
$81 per night
Visual AppealStrong
9/10 visual appeal
Size & SpaceWeak
145 m² land area
ZoningAverage
STR zoning not confirmed
TenureGood
28 years remaining on lease
Stunning visuals (9/10) — commands premium nightly rates
Secondary location — rental demand may be lower than premium areas
Net yield of 2.9% (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 occupancy50%$6,1362.0%
-10 pts occupancy60%$7,4642.5%
Expected70%$8,7922.9%
+10 pts occupancy80%$10,1203.3%

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

Lease runway28 yearsSafe zoneLiquid on resale; banks still do not finance leaseholds — plan for cash.
Payback34.5 yearsfrom net rent at the expected case
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Questions about this listing, answered from its data

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

Opening read · generated from this listing's data

This Uluwatu development offers a 2.9% net yield based on 92 nearby Airbnb comparables, representing a mixed case for a remote investor.

Strengths
  • •Projected annual revenue of $20,607 with a modelled occupancy of 70% and an average daily rate of $81
  • •High confidence in the yield projection due to a deep, consistent set of 92 nearby Airbnb comparables
  • •New development featuring 175 m² built area on 145 m² of land near Nunggulan Beach
Risks
  • •The 28-year leasehold ownership means the villa returns to the landowner with no resale value at the end
  • •Asking price is 47% above the cost to reproduce the land and construction
  • •Zoning has not been checked and the property has been on the market for 5 months

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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.