Luxury 2BR Haven: Brand New Villa with Sauna & Private Pool in Exclusive Kutuh, Pandawa Beach

Luxury 2BR Haven: Brand New Villa with Sauna & Private Pool in Exclusive Kutuh, Pandawa Beach

Nusa Dua, Bali

$250k

Price

2

Bedrooms

61%

Occupancy

2 Bathrooms
Ownership: Leasehold
Land: 85 m²
Build: 77 m²
Est. Revenue: $20k/yr
Avg Nightly Rate: $91

Cost to reproduce & long-term let

Long-term rental alternative: ~$15k/yr gross rent

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

How it compares in Nusa Dua

  • Expected occupancy of 61% compares with a 57% median across 134 tracked Nusa Dua villas.
  • Its expected nightly rate of $91 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

Invest in a brand-new 2-bedroom villa in Kutuh near Pandawa Beach with wellness feature & premium amenities. 30-year leasehold. Code: IPB01310

Price
$250,000
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2-bedroom leasehold villa in Nusa Dua — photo 1 of 5
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Luxury 2BR Haven: Brand New Villa with Sauna & Private Pool in Exclusive Kutuh, Pandawa Beach

Nusa Dua · Ref BF-562240Source · Bali Villa Realty · listed 23 Jul 2026
Asking price · Leasehold
$250,000
Listed 113 days ago
Net yield
2.4%
Fully managed · Non-resident tax
Cash yield while the lease runs — the villa returns to the landowner after 30 yrs, with no resale value
Inquire about this property
  • 7% below the Nusa Dua median for 2-bedroom villas
Solid caseBrixfox read · from this listing's stored figures

A brand-new 2BR villa in Kutuh, Pandawa Beach scores 76/100, with a modelled net yield of 2.4% on the $292,500 all-in cost across 37 nearby Airbnb comparables.

Why
Strengths
  • •High-confidence basis: 37 nearby Airbnb comparables support the yield estimate
  • •Gross yield on all-in cost runs at 6.9%, with projected annual revenue of $20,189
  • •Sits inside Bali's tourism (pink) zone, where short-term holiday rental is permitted
Risks
  • •Leasehold with 30 years remaining; the villa returns to the landowner at lease end with no resale value
  • •Net yield of 2.4% sits 0.7 points below the long-term let alternative of 3.1%
  • •Occupancy is modelled at 61%, with an average daily rate of $91

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
Built area
77 m²
Land
85 m²
Brixfox Score 76 · B+· top 50% 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.
2.4%
$7,155 net operating income /yr
Gross yield · all-in basis
6.9%
−4.5 pts in operating costs & local taxes
After lease amortisation:-0.9%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: 40.9 of 30 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
$91
Expected booked rate (market-calibrated)
Expected occupancy
61%
Full-year estimate, market-calibrated
Projected annual revenue
$20,189
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· 2.7% of price, auto-calculated
$6,800
Lease transfer & notarial admin (~1%)$2,500
Notary & registration$1,800
Legal fees$2,500
Renovation budget· Move-in ready. No renovation budgeted.
$
Furniture & STR launch· default ≈ $17,850/bedroom
$
All-in investment
$292,500
+17.0% 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
$20,189
Management fee
% of revenue−$4,038
OTA / channel fees
% of revenue−$1,009
Staff & local operations
% of revenue$0
Cleaning (net of guest fees)
% of revenue−$808
Utilities, insurance & consumables
% of revenue−$1,615
Lodging / tourist tax
% of revenue−$2,019
Maintenance reserve
% of price−$2,500
Annual property tax
% of price−$250
Local income tax
% of profit−$795
Net operating income
$7,155/yr
Net yield on all-in investment
2.4%
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−$9,750/yr
Net yield after lease amortisation-0.9%
Payback vs remaining term40.9 yrs of 30 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: ~$15k/yr gross rent3.1% net yieldMedium confidence

Long-term letting projected to outperform short-term by 0.7 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

76B+
LocationAverage
Emerging or secondary location
Rental YieldAverage
2.4% net yield on all-in cost
OccupancyGood
61% average occupancy
Nightly RateAverage
$91 per night
Visual AppealStrong
9/10 visual appeal
Size & SpaceWeak
85 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
Secondary location — rental demand may be lower than premium areas
Net yield of 2.4% (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 occupancy41%$4,0031.4%
-10 pts occupancy51%$5,5791.9%
Expected61%$7,1552.4%
+10 pts occupancy71%$8,7323.0%

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.
Payback41.7 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

A brand-new 2BR villa in Kutuh, Pandawa Beach scores 76/100, with a modelled net yield of 2.4% on the $292,500 all-in cost across 37 nearby Airbnb comparables.

Strengths
  • •High-confidence basis: 37 nearby Airbnb comparables support the yield estimate
  • •Gross yield on all-in cost runs at 6.9%, with projected annual revenue of $20,189
  • •Sits inside Bali's tourism (pink) zone, where short-term holiday rental is permitted
Risks
  • •Leasehold with 30 years remaining; the villa returns to the landowner at lease end with no resale value
  • •Net yield of 2.4% sits 0.7 points below the long-term let alternative of 3.1%
  • •Occupancy is modelled at 61%, with an average daily rate of $91

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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.