Off-Plan Japanese Modern 2 Bedroom Villa for Sale Leasehold in Bali Ubud

Off-Plan Japanese Modern 2 Bedroom Villa for Sale Leasehold in Bali Ubud

Ubud, Bali

$260k

Price

2

Bedrooms

67%

Occupancy

2 Bathrooms
Ownership: Leasehold
Land: 280 m²
Build: 135 m²
Est. Revenue: $30k/yr
Avg Nightly Rate: $125

Cost to reproduce & long-term let

Asking price 74% above cost to reproduce — reproducing it would cost about $150k

Long-term rental alternative: ~$20k/yr gross rent

Short-term and long-term letting project about the same net return.

How it compares in Ubud

  • Expected occupancy of 67% compares with a 65% median across 640 tracked Ubud villas.
  • Its expected nightly rate of $125 sits below the Ubud median of $161.
  • Brixfox ranks its projected net yield in the bottom half of the 634 live Ubud listings it tracks.
How Brixfox computes these figures

Investment Analysis

This 2-bedroom off-plan villa in Sayan, Ubud, is designed with a unique blend of Japanese modern inspiration, combining minimalist aesthetics with natural elements to create a serene and sophisticated living space. Set on a generous 280 sqm of land with a building size of 135 sqm, this villa offers an ideal balance of indoor comfort…

Price
$260,000
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Off-Plan Japanese Modern 2 Bedroom Villa for Sale Leasehold in Bali Ubud

Ubud · Ref BF-561916Source · Bali Villa Realty · listed 23 Jul 2026
Asking price · Leasehold
$260,000
Listed 100 days ago
Net yield
4.9%
Fully managed · Non-resident tax
  • 74% above cost to reproduce · 1% below the Ubud median for 2-bedroom villas
  • 30-year lease · 1.6% after lease amortisation
Mixed caseBrixfox read · from this listing's stored figures

This off-plan Ubud villa offers a 4.9% net yield based on 92 nearby Airbnb comparables, representing a mixed case for remote investors.

Why
Strengths
  • •Projected annual revenue of $30,252 with 67% occupancy and a $125 average daily rate
  • •Located inside Bali's tourism (pink) zone where short-term holiday rental is permitted
  • •High confidence in the yield model due to a deep, consistent set of 92 nearby Airbnb comparables
Risks
  • •Off-plan status means delivery and build quality are currently unproven
  • •Leasehold ownership with 30 years remaining and no resale value when the lease ends
  • •Asking price is 74% above the cost to reproduce the land and construction

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 28 Oct 2026.

Cash yield while the lease runs — the villa returns to the landowner after 30 yrs, with no resale value
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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
2
Bathrooms
2
Built area
135 m²
Land
280 m²
Brixfox Score 68 · B· top 70% Leasehold · 30 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 · 30 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.
4.9%
$13,158 net operating income /yr
Gross yield · all-in basis
11.2%
−6.3 pts in operating costs & local taxes
After lease amortisation:1.6%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 repays your investment in 20.5 of 30 yrs
Before tax in your home country and financing costs. Estimates, not financial advice.
Modelled from Airbnb listings we track across Ubud — 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
$125
Expected booked rate (market-calibrated)
Expected occupancy
67%
Full-year estimate, market-calibrated
Projected annual revenue
$30,252
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 · leasehold
$
Acquisition costs· 1.5% of price, auto-calculated
$3,997
PPAT notary (lease deed)$2,600
Legal due diligence$1,397
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
$269,197
+3.5% 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
$30,252
Rental management
−$6,050
Booking channel fees
−$1,513
Utilities
−$1,513
Cleaning & laundry
−$1,513
Maintenance & repairs
−$1,513
Insurance
−$908
Guest supplies & consumables
−$605
Property tax (PBB)
−$455
PPh 4(2) final tax on rent
−$3,025
Net operating income
$13,158/yr
Net yield on all-in investment
4.9%

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 ÷ 30 yrs remaining−$8,973/yr
Net yield after lease amortisation1.6%
Payback vs remaining term20.5 yrs of 30 yrs

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 74% above cost to reproducecost ≈ $150kLow confidence
Long-term rental alternative: ~$20k/yr gross rent4.6% net yieldMedium confidence

The two are within 0.3 points of each other on net yield.

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

Evidence

Where it sits, and who confirms it

Comp table: Market evidence ↑ in Financials

Location

Agency pin · unverified

Ubud

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Verdict

Score, and what could go wrong

Same net-yield basis as the financial analysis

Brixfox Score

68B
LocationGood
Popular area with steady demand
Rental YieldGood
4.9% net yield on all-in cost
OccupancyGood
67% average occupancy
Nightly RateGood
$125 per night
Visual AppealStrong
9/10 visual appeal
Size & SpaceAverage
280 m² land area
ZoningStrong
Pink zone — Tourism zoning (Kawasan Pariwisata) where short-term rental is permitted; a zoning reading at the pin, not a licence
TenureStrong
30 years remaining on lease
Stunning visuals (9/10) — commands premium nightly rates
In a tourism zone where short-term rental is permitted — eligible for a Pondok Wisata licence
30+ year lease — strong tenure runway
Compact plot at 280 m² — limited expansion potential

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

Risk & what-if

ScenarioOccupancyNet income /yrNet yield
-19 pts occupancy47%$9,0643.4%
-9 pts occupancy57%$11,1114.1%
Expected67%$13,1584.9%
+11 pts occupancy77%$15,2055.6%

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

Lease runway30 yearsSafe zoneLiquid on resale; banks still do not finance leaseholds — plan for cash.
Off-planCompletion riskask for the build timeline, payment schedule and building permit
Payback12.5 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 off-plan Ubud villa offers a 4.9% net yield based on 92 nearby Airbnb comparables, representing a mixed case for remote investors.

Strengths
  • •Projected annual revenue of $30,252 with 67% occupancy and a $125 average daily rate
  • •Located inside Bali's tourism (pink) zone where short-term holiday rental is permitted
  • •High confidence in the yield model due to a deep, consistent set of 92 nearby Airbnb comparables
Risks
  • •Off-plan status means delivery and build quality are currently unproven
  • •Leasehold ownership with 30 years remaining and no resale value when the lease ends
  • •Asking price is 74% above the cost to reproduce the land and construction

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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 verified Brixfox Intelligence rental data. 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.