Nusa Dua Ocean Breeze Loft 2 Bedrooms For Sale With Ocean View

Nusa Dua Ocean Breeze Loft 2 Bedrooms For Sale With Ocean View

Nusa Dua, Bali

$309k

Price

2

Bedrooms

57%

Occupancy

2 Bathrooms
Ownership: Leasehold
Land: 200 m²
Build: 108 m²
Est. Revenue: $22k/yr
Avg Nightly Rate: $105

Cost to reproduce & long-term let

Long-term rental alternative: ~$14k/yr gross rent

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

How it compares in Nusa Dua

  • Expected occupancy of 57% compares with a 57% median across 134 tracked Nusa Dua villas.
  • Its expected nightly rate of $105 sits above the Nusa Dua median of $92.
  • Brixfox ranks its projected net yield in the top half of the 134 live Nusa Dua listings it tracks.
How Brixfox computes these figures

Investment Analysis

Nusa Dua Ocean Breeze Loft 2-BR for Sale Leasehold. Villa development project in Bali’s luxury and established tourism area. Code: IPB00004.

Price
$309,000
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2-bedroom leasehold villa in Nusa Dua — photo 1 of 5
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2-bedroom leasehold villa in Nusa Dua — photo 2 of 5
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Nusa Dua Ocean Breeze Loft 2 Bedrooms For Sale With Ocean View

Nusa Dua · Ref BF-562823Source · Bali Villa Realty · listed 23 Jul 2026
Asking price · Leasehold
$309,000
Listed 113 days ago
Net yield
2.1%
Fully managed · Non-resident tax
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  • 16% above the Nusa Dua median for 2-bedroom villas
Solid caseBrixfox read · from this listing's stored figures

This Nusa Dua villa offers a 2.1% net yield on a $350,480 all-in cost, based on 38 nearby Airbnb comparables with high confidence, scoring 76/100.

Why
Strengths
  • •High-confidence basis: 38 nearby Airbnb comparables support the 2.1% net yield figure.
  • •Sits in Bali's tourism (pink) zone, where short-term holiday rental is permitted.
  • •Gross yield on all-in cost of 6.3%, with projected annual revenue of $21,994.
Risks
  • •Leasehold structure: the villa returns to the landowner at lease end, with no resale value then.
  • •Occupancy assumption of 57% at an average daily rate of $105 underpins the revenue projection.
  • •Short-term letting yields 2.1% net, 0.2 points below the long-term let alternative of 2.3%.

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
108 m²
Land
200 m²
Brixfox Score 76 · B+· top 50% Lease term unverified — ask agencyFinancial analysis ↓

Listed by 2 agencies

This villa is marketed by multiple agents — compare your options and contact whoever you prefer.

  • Bali Exception$309,000
  • Bali Villa Realtyshown here$309,000

Direct links to each agency’s listing are a feature — or use the inquiry form and we connect you directly.

Financials

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

Financial analysis
· Brixfox Standard · Non-resident · Fully managed
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.
2.1%
$7,432 net operating income /yr
Gross yield · all-in basis
6.3%
−4.2 pts in operating costs & local taxes
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.

Found on Airbnb

This exact villa, photo-verified at 95% confidence — its own track record, not a comp estimate

Verified

Its name, link and guest reviews are Pro evidence

21%booked
4.7rating
3reviews
$294asking / night

Pro evidence

Calendar-tracked performance

We track this exact listing's availability calendar daily. Recently it was booked 21% of nights, and it asks $294/night. The occupancy is measured. The nightly rate is what the host asks — Airbnb does not publish what a night actually sold for, so no source anywhere has the earned rate. The projections below stay on the area's market median until this listing's own record is long enough to carry them — where they differ, treat this card as the listing's own track record and the model as the conservative base case.

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
$105
Expected booked rate (market-calibrated)
Expected occupancy
57%
Full-year estimate, market-calibrated
Projected annual revenue
$21,994
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· 2.6% of price, auto-calculated
$7,980
Lease transfer & notarial admin (~1%)$3,090
Notary & registration$1,800
Legal fees$3,090
Renovation budget· Move-in ready. No renovation budgeted.
$
Furniture & STR launch· default ≈ $16,750/bedroom
$
All-in investment
$350,480
+13.4% 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
$21,994
Management fee
% of revenue−$4,399
OTA / channel fees
% of revenue−$1,100
Staff & local operations
% of revenue$0
Cleaning (net of guest fees)
% of revenue−$880
Utilities, insurance & consumables
% of revenue−$1,760
Lodging / tourist tax
% of revenue−$2,199
Maintenance reserve
% of price−$3,090
Annual property tax
% of price−$309
Local income tax
% of profit−$826
Net operating income
$7,432/yr
Net yield on all-in investment
2.1%

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: ~$14k/yr gross rent2.3% net yieldLow confidence

The two are within 0.2 points of each other on net yield.

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Evidence

Where it sits, and who confirms it

Comp table: Market evidence ↑ in Financials

Location

Surroundings confirmed

Nusa Dua

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Independently Verified

Cross-checked across 1 platform

Location corroborated

An independent listing places this property within about 13 m of the agency's pin. This confirms the surroundings, not the exact address.

Also listed on

Airbnb

Each link was confirmed against this property — by photo comparison, or by matching its verified name and position — never by proximity alone. The pages themselves are Pro evidence.

Verdict

Score, and what could go wrong

Brixfox Score

76B+
LocationAverage
Emerging or secondary location
Rental YieldAverage
2.1% net yield on all-in cost
OccupancyAverage
57% average occupancy
Nightly RateAverage
$105 per night
Visual AppealStrong
9/10 visual appeal
Size & SpaceAverage
200 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
TenureWeak
Leasehold — duration unverified
Stunning visuals (9/10) — commands premium nightly rates
In a tourism zone where short-term rental is permitted — eligible for a Pondok Wisata licence
Secondary location — rental demand may be lower than premium areas
Net yield of 2.1% (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 occupancy37%$3,7651.1%
-10 pts occupancy47%$5,5991.6%
Expected57%$7,4322.1%
+10 pts occupancy67%$9,2662.6%

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

Lease termUnverifiedask the agency for the lease end date before relying on any valuation
Payback47.6 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 Nusa Dua villa offers a 2.1% net yield on a $350,480 all-in cost, based on 38 nearby Airbnb comparables with high confidence, scoring 76/100.

Strengths
  • •High-confidence basis: 38 nearby Airbnb comparables support the 2.1% net yield figure.
  • •Sits in Bali's tourism (pink) zone, where short-term holiday rental is permitted.
  • •Gross yield on all-in cost of 6.3%, with projected annual revenue of $21,994.
Risks
  • •Leasehold structure: the villa returns to the landowner at lease end, with no resale value then.
  • •Occupancy assumption of 57% at an average daily rate of $105 underpins the revenue projection.
  • •Short-term letting yields 2.1% net, 0.2 points below the long-term let alternative of 2.3%.

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On-site check

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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.