Modern Tropical 4BR Luxury Nusa Dua Villa with Ocean View for Leasehold

Modern Tropical 4BR Luxury Nusa Dua Villa with Ocean View for Leasehold

Nusa Dua, Bali

$834k

Price

4

Bedrooms

51%

Occupancy

4 Bathrooms
Ownership: Leasehold
Land: 450 m²
Build: 370 m²
Est. Revenue: $45k/yr
Avg Nightly Rate: $243

How it compares in Nusa Dua

  • Expected occupancy of 51% compares with a 59% median across 114 tracked Nusa Dua villas.
  • Its expected nightly rate of $243 sits above the Nusa Dua median of $128.
  • Brixfox ranks its projected net yield in the bottom half of the 112 live Nusa Dua listings it tracks.
How Brixfox computes these figures

Investment Analysis

Leasehold villa in Nusa Dua, Bali. Under construction 4BR, Finish Q4 2027, Ocean and Mt. Agung view, private spa, infinity pool. $938K. Code: IPB01591

Price
$834,000
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4-bedroom leasehold villa in Nusa Dua — photo 1 of 5
Bali Villa Realty
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4-bedroom leasehold villa in Nusa Dua — photo 2 of 5
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4-bedroom leasehold villa in Nusa Dua — photo 3 of 5
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4-bedroom leasehold villa in Nusa Dua — photo 4 of 5
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4-bedroom leasehold villa in Nusa Dua — photo 5 of 5
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Modern Tropical 4BR Luxury Nusa Dua Villa with Ocean View for Leasehold

Nusa Dua · Ref BF-562875Source · Bali Villa Realty · listed 23 Jul 2026
Asking price · Leasehold
$834,000
Net yield
2.2%
Fully managed · Non-resident tax
Cash yield while the lease runs — capital not recovered after 30 yrs
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AI photo analysis vs the comp set · Route-based net yields (all structures) · Bid ladder & negotiation anchors · Due-diligence plan & red flags

Ownership
Leasehold
Bedrooms
4
Bathrooms
4
Built area
370 m²
Land
450 m²
Brixfox Score 58 · C+· top 85% Leasehold · 30 yrs leftFinancial analysis ↓
Return thins after lease amortisation. The net yield below is cash income while the lease runs; your capital is not recovered when it ends — 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.
2.2%
$18,913 net operating income /yr
Gross yield · all-in basis
5.3%
−3.1 pts in operating costs & local taxes
After lease amortisation:-1.1%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: 45.5 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
$243
Expected booked rate (market-calibrated)
Expected occupancy
51%
Full-year estimate, market-calibrated
Projected annual revenue
$45,272
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· 1.2% of price, auto-calculated
$9,742
PPAT notary (lease deed)$8,340
Legal due diligence$1,402
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
$860,422
+3.2% 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
$45,272
Rental management
−$9,054
Booking channel fees
−$2,264
Utilities
−$2,264
Cleaning & laundry
−$2,264
Maintenance & repairs
−$2,264
Insurance
−$1,358
Guest supplies & consumables
−$905
Property tax (PBB)
−$1,459
PPh 4(2) final tax on rent
−$4,527
Net operating income
$18,913/yr
Net yield on all-in investment
2.2%

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 — your capital is not returned 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−$28,681/yr
Net yield after lease amortisation-1.1%
Payback vs remaining term45.5 yrs of 30 yrs
At these assumptions the rental income does not recover the all-in investment before the lease expires.
Want this analysis as a 7-page underwriting report?

AI photo analysis vs the comp set · Route-based net yields (all structures) · Bid ladder & negotiation anchors · Due-diligence plan & red flags

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

Same net-yield basis as the financial analysis

Brixfox Score

58C
LocationAverage
Emerging or secondary location
Rental YieldAverage
2.2% net yield on all-in cost
OccupancyAverage
51% average occupancy
Nightly RateStrong
$243 per night
Visual AppealStrong
9/10 visual appeal
Size & SpaceGood
450 m² land area
ZoningAverage
STR zoning not confirmed
TenureStrong
30 years remaining on lease
Premium nightly rate of $243 — positioned in the top tier
Stunning visuals (9/10) — commands premium nightly rates
30+ year lease — strong tenure runway
Secondary location — rental demand may be lower than premium areas
Net yield of 2.2% (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 occupancy31%$10,9241.3%
-10 pts occupancy41%$14,9191.7%
Expected51%$18,9132.2%
+10 pts occupancy61%$22,9082.7%

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.
Payback27.6 yearsfrom net rent at the expected case
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Villa Underwriting Report

7-page PDF · one-time purchase · this property

  • AI photo analysis vs the comp set
  • Route-based net yields (all structures)
  • Bid ladder & negotiation anchors
  • Due-diligence plan & red flags
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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.