Elegant 2-Bedroom Apartment in Nusa Dua for Sale

Elegant 2-Bedroom Apartment in Nusa Dua for Sale

Nusa Dua, Bali

$175k

Price

2

Bedrooms

59%

Occupancy

2 Bathrooms
Ownership: Leasehold
Est. Revenue: $15k/yr
Avg Nightly Rate: $71

Cost to reproduce & long-term let

Long-term rental alternative: ~$13k/yr gross rent

A long-term let is projected to out-earn short-term letting.

How it compares in Nusa Dua

  • Expected occupancy of 59% compares with a 57% median across 134 tracked Nusa Dua villas.
  • Its expected nightly rate of $71 sits below the Nusa Dua median of $92.
  • Brixfox ranks its projected net yield in the top 25% of the 134 live Nusa Dua listings it tracks.
How Brixfox computes these figures

Investment Analysis

Spacious 2BR leasehold apartment in Nusa Dua with 105 sqm of living space, tropical garden views, pool, gym, spa, and easy beach access. Code: IPB00010

Price
$174,993
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2-bedroom leasehold apartment in Nusa Dua — photo 1 of 5
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Elegant 2-Bedroom Apartment in Nusa Dua for Sale

Nusa Dua · Ref BF-561982Source · Bali Villa Realty · listed 23 Jul 2026
Asking price · Leasehold
$174,993
Listed 113 days ago
Net yield
2.7%
Fully managed · Non-resident tax
Cash yield while the lease runs — the villa returns to the landowner after 20 yrs, with no resale value
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Mixed caseBrixfox read · from this listing's stored figures

This Nusa Dua apartment offers a 2.7% net yield based on 29 nearby Airbnb comparables, representing a mixed case for remote investors.

Why
Strengths
  • •The 2.7% net yield is supported by high confidence data from a deep set of 29 nearby Airbnb comparables.
  • •Projected annual revenue of $15,234 is based on a 59% occupancy rate and a $71 average daily rate.
  • •A long-term let alternative provides a 3.9% net yield, which is 1.2 points above the short-term projection.
Risks
  • •The 20-year leasehold has no resale value at the end, as the villa returns to the landowner.
  • •The $202,593 all-in acquisition cost includes taxes, notary, legal, furnishing and launch fees.
  • •Zoning for the property has not been checked.

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 12 Nov 2026.

Ownership
Leasehold
Bedrooms
2
Bathrooms
2
Brixfox Score 60 · C+· top 85% Leasehold · 20 yrs leftFinancial analysis ↓
Short lease — 20 yrs left. 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 · 20 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.
2.7%
$5,534 net operating income /yr
Gross yield · all-in basis
7.5%
−4.8 pts in operating costs & local taxes
After lease amortisation:-2.3%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: 36.6 of 20 yrs
Before tax in your home country and financing costs. Estimates, not financial advice.
Modelled from Airbnb listings we track across Nusa Dua — 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
$71
Expected booked rate (market-calibrated)
Expected occupancy
59%
Full-year estimate, market-calibrated
Projected annual revenue
$15,234
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· 3.0% of price, auto-calculated
$5,300
Lease transfer & notarial admin (~1%)$1,750
Notary & registration$1,800
Legal fees$1,750
Renovation budget· Move-in ready. No renovation budgeted.
$
Furniture & STR launch· default ≈ $11,150/bedroom
$
All-in investment
$202,593
+15.8% 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
$15,234
Management fee
% of revenue−$3,047
OTA / channel fees
% of revenue−$762
Staff & local operations
% of revenue$0
Cleaning (net of guest fees)
% of revenue−$609
Utilities, insurance & consumables
% of revenue−$1,219
Lodging / tourist tax
% of revenue−$1,523
Maintenance reserve
% of price−$1,750
Annual property tax
% of price−$175
Local income tax
% of profit−$615
Net operating income
$5,534/yr
Net yield on all-in investment
2.7%
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 ÷ 20 yrs remaining−$10,130/yr
Net yield after lease amortisation-2.3%
Payback vs remaining term36.6 yrs of 20 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
Long-term rental alternative: ~$13k/yr gross rent3.9% net yieldMedium confidence

Long-term letting projected to outperform short-term by 1.2 points.

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Evidence

Where it sits, and who confirms it

Comp table: Market evidence ↑ in Financials

Location

Agency pin · unverified

Nusa Dua

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Verdict

Score, and what could go wrong

Brixfox Score

60C+
LocationAverage
Emerging or secondary location
Rental YieldAverage
2.7% net yield on all-in cost
OccupancyAverage
59% average occupancy
Nightly RateAverage
$71 per night
Visual AppealGood
6/10 visual appeal
Size & SpacePending
Interior area not listed
ZoningAverage
STR zoning not confirmed
TenureGood
20 years remaining on lease
Secondary location — rental demand may be lower than premium areas
Net yield of 2.7% (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 occupancy39%$3,0781.5%
-10 pts occupancy49%$4,3062.1%
Expected59%$5,5342.7%
+10 pts occupancy69%$6,7633.3%

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

Lease runway20 yearsCautionPlan an exit within ~5 years, while resale is still easy.
Payback37 yearsfrom net rent at the expected case
Ask Brixfox

Questions about this listing, answered from its data

Ask Brixfox about this property

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

Opening read · generated from this listing's data

This Nusa Dua apartment offers a 2.7% net yield based on 29 nearby Airbnb comparables, representing a mixed case for remote investors.

Strengths
  • •The 2.7% net yield is supported by high confidence data from a deep set of 29 nearby Airbnb comparables.
  • •Projected annual revenue of $15,234 is based on a 59% occupancy rate and a $71 average daily rate.
  • •A long-term let alternative provides a 3.9% net yield, which is 1.2 points above the short-term projection.
Risks
  • •The 20-year leasehold has no resale value at the end, as the villa returns to the landowner.
  • •The $202,593 all-in acquisition cost includes taxes, notary, legal, furnishing and launch fees.
  • •Zoning for the property has not been checked.

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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.