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Propertia

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Exceptional 9-Bedroom Luxury Retreat with River Views

Bali · Ubud · Ref BF-554679Source · Propertia · listed 22 Jul 2026

Asking price · Leasehold

$1,920,918

Ownership

Leasehold

Bedrooms

Bathrooms

Built area

567 m²

Land

3470 m²

True net yield

3.1%

≈ $7,459/mo net after costs & tax

Cash yield while the lease runs — capital not recovered after 42 yrs

Lease-adjusted return

0.7% / yr

over 42-yr lease, capital not recovered

Brixfox Score 78 · B+

42 yrs left on lease

Return thins after lease amortisation. The 3.1% net yield is cash income while the lease runs; your capital is not recovered when it ends. Adjusted for the lease decay, the real return is about 0.7%/yr — unless you extend the lease.

Modelled from Airbnb listings we track across Bali — live calendar data. Projections are estimates, not financial advice.

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.

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

Airbnb Data

Nightly Rate (ADR)

$724/night

50% ($362)Brixfox estimate($724/night)200% ($1,449)

Occupancy

54%

10%Brixfox estimate(54%)100%

Short-Term Rental

Indicative

Yearly income

$96,582

Likely range $57,949 – $135,214

Airbnb data$724/night · 54% occupancy

Rental income

$724/night · 54% occ.

$142,776

Running costs (20%)

Utilities, cleaning, maintenance

-$28,555

Income tax (10%)

Indonesian rental income tax

-$14,278

Property tax

Annual property tax

-$3,362

Net income

5.0% ROI

$96,582

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	$1,920,918
Lease transfer & notarial admin (~1%)	$19,209
Notary & registration	$1,800
Legal / due diligence	$19,209
Total acquisition costs	$40,218
Renovation	Move-in ready
STR launch (delivered furnished) Delivered furnished — fit-out already in the price; only licence, photography, linens & STR setup added.	$10,300
All-in investment	$1,971,436

Gross yield (asking)

7.4%

True gross yield (all-in)

7.2%

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

Leasehold with 42 years remaining.

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 16: 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

$2.2M

+16%

37 years remaining

Rental Income

+$513K

Total Position

$2.7M

+43%

7.4%/yr

Year 10

Capital Value

$2.6M

+34%

32 years remaining

Rental Income

+$1.1M

Total Position

$3.7M

+92%

6.7%/yr

Year 15

Capital Value

$2.8M

+46%

27 years remaining

Rental Income

+$1.8M

Total Position

$4.6M

+140%

6.0%/yr

Year 20

Capital Value

$2.8M

+46%

22 years remaining

Rental Income

+$2.6M

Total Position

$5.4M

+181%

5.3%/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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Conversational analysis — questions about this listing, answered from real data.

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Villa Scorecard

Location

Good

Popular area with steady demand

Rental Yield

Good

5.0% annual return

Occupancy

Average

54% average occupancy

Nightly Rate

Strong

$724 per night

Visual Appeal

Strong

9/10 visual appeal

Size & Space

Strong

3470 m² land area

Zoning

Average

STR zoning not confirmed

Tenure

Strong

42 years remaining on lease

Top Highlights

Premium nightly rate of $724 — positioned in the top tier

Stunning visuals (9/10) — commands premium nightly rates

Generous 3470 m² land — room for expansion or amenities

Watch Out

Occupancy at 54% — factor in seasonal gaps

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

34% occ.

3.1%

$4,964/mo

44% occ.

4.1%

$6,506/mo

54% occ.

5.0%

$8,048/mo

current

64% occ.

6.0%

$9,591/mo

Lease Timeline

42 years remaining

Safe Zone

Your lease is in the safe zone. The property is liquid on the resale market and maintains strong valuation.

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.