Balinese Modern Villa for Sale in Nusadua

Balinese Modern Villa for Sale in Nusadua

Nusa Dua, Bali

$234k

Price

21.7%

ROI

4

Bedrooms

54%

Occupancy

Ownership: Freehold
Build: 250 m²
Est. Revenue: $78k/yr
Avg Nightly Rate: $400

Investment Analysis

This stunning beautiful freehold real estate is located in a beautiful neighborhood of Nusa Dua. Featuring 4 bedrooms and 3 beautiful bathrooms, this

Kibarer Property
Nusa Dua / Nusa Dua

Balinese Modern Villa for Sale in Nusadua

Inventory
4 Beds
Bathrooms
0 Baths
Built Area
250 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 23.2% net return annually.

Go to Source via Kibarer Property

The Investment

Brixfox Score72
GradeB+
Brixfox Intelligence
72B+Strong
Score Breakdown
ROI & Yield79%
Capital Growth76%
Risk Profile73%
Market Demand72%

The Brixfox Score is our proprietary AI-powered rating that evaluates rental ROI, capital appreciation potential, risk factors, and local market dynamics to give you a single investment quality metric.

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+27.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$51K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
23.2%
$4,526/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
4 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
4.3 yr
Rental only

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

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Nightly Rate (ADR)
$400/night
50% ($200)Brixfox estimate($400/night)200% ($800)
Occupancy
54%
10%Brixfox estimate(54%)100%

Short-Term Rental

Yearly income
$54,309
Airbnb data$400/night · 54% occupancy
Rental income
$400/night · 54% occ.
$78,169
Running costs (20%)
Utilities, cleaning, maintenance
-$15,634
Income tax (10%)
Indonesian rental income tax
-$7,817
Property tax
Annual property tax
-$409
Net income
23.2% ROI
$54,309

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

True all-in investment

What the headline asking price actually costs once mandatory taxes, fees, renovation, and furnishing are added. Yields rebased onto this number — closer to what you'll really earn against what you'll really pay.

Asking price$233,700
BPHTB (freehold transfer tax)$11,685
Notary & registration$1,800
Legal / due diligence$2,337
Total acquisition costs$15,822
Renovation (~$130/m², from finish level)
Estimated from finish level — mid-range usually needs light refresh.		$32,500
($20,000–$45,000)
Furnishing & STR launch
4bd × $3,500 base + appliances, electronics, outdoor, licence, photography, linens.		$30,700
All-in investment$312,722

Gross yield (asking)

33.4%

True gross yield (all-in)

25.0%

Bali estimates assume freehold (Hak Milik) acquisition via PT PMA. Leasehold (Hak Sewa) deals have lower transfer costs (~1% vs 5% BPHTB). Renovation rates calibrated to Bali contractor pricing. Working capital not included.

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Nusa Dua.

$3.8M$2.9M$1.9M$961K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $234K
Capital appreciation
Property value growing at +4%/yr based on Nusa Dua market trends.
Rental income
Cumulative net rental earnings collected over time, growing with annual revenue increases.
Total return
Capital value + rental income. Your actual total position if you sold and kept all rent.
Paid back
Year 5: rental income alone has repaid the full purchase price.
2x return
Year 4: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$284K
+22%
Rental Income
+$288K
Total Position
$573K
+145%
19.6%/yr
Year 10
Capital Value
$346K
+48%
Rental Income
+$623K
Total Position
$969K
+314%
15.3%/yr
Year 20
Capital Value
$512K
+119%
Rental Income
+$1.5M
Total Position
$2.0M
+744%
11.3%/yr
Year 30
Capital Value
$758K
+224%
Rental Income
+$2.6M
Total Position
$3.3M
+1330%
9.3%/yr

Location

Nusa Dua

Nusa Dua, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
23.2% annual return
Occupancy
Average
54% average occupancy
Nightly Rate
Strong
$400 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 23.2% — outperforms most villas in this market
Premium nightly rate of $400 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 54% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

34% occ.
14.5%
$2,823/mo
44% occ.
18.9%
$3,674/mo
54% occ.
23.2%
$4,526/mo
current
64% occ.
27.6%
$5,377/mo

Data Sources & Methodology

ROI calculations use verified Brixfox Intelligence rental data from a 12-month trailing window. Opex: 20% owner-managed, 45% fully-managed. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Bali may impact actual yields.