Ready to Move in 4 Bedroom Villa for Sale Leasehold in Ubud

Ready to Move in 4 Bedroom Villa for Sale Leasehold in Ubud

Ubud, Bali

$495k

Price

4

Bedrooms

59%

Occupancy

6 Bathrooms
Ownership: Leasehold
Land: 923 m²
Build: 263 m²
Est. Revenue: $37k/yr
Avg Nightly Rate: $174

Cost to reproduce & long-term let

Asking price 85% above cost to reproduce — reproducing it would cost about $267k

Long-term rental alternative: ~$56k/yr gross rent

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

How it compares in Ubud

  • Expected occupancy of 59% compares with a 63% median across 642 tracked Ubud villas.
  • Its expected nightly rate of $174 sits above the Ubud median of $99.
  • Brixfox ranks its projected net yield in the bottom half of the 637 live Ubud listings it tracks.
How Brixfox computes these figures

Investment Analysis

This Villa BE-1077 located in Mas is for sale with Leasehold ownership for EUR428,580, IDR8,751,307,809

Price
$495,000
ReportInquire
4-bedroom leasehold villa in Ubud — photo 1 of 5
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Ready to Move in 4 Bedroom Villa for Sale Leasehold in Ubud

Ubud · Ref BF-6867Source · Bali Exception · listed 29 May 2026
Asking price · Leasehold
$495,000
Listed 168 days ago · Price cut 16.8% on 5 Oct 2026 was $595,000
The agency's asking-price history
Net yield
3.1%
Fully managed · Non-resident tax
Cash yield while the lease runs — the villa returns to the landowner after 24 yrs, with no resale value
Inquire about this property
  • 85% above cost to reproduce · 11% below the Ubud median for 4-bedroom villas
  • 24-year lease · -1.1% after lease amortisation
Solid caseBrixfox read · from this listing's stored figures

This Ubud villa scores a 3.1% net yield (high-confidence, 27-comparable basis) against a $511,231 all-in cost, with the Brixfox score reflecting a solid case overall.

Why
Strengths
  • •High-confidence net yield of 3.1%, modelled on 27 nearby Airbnb comparables
  • •Gross yield of 7.3% on all-in cost, with projected annual revenue of $37,496
  • •Price cut 16.8% on 5 Oct 2026, suggesting room for negotiation
Risks
  • •Leasehold with only 24 years remaining; the villa reverts to the landowner at lease end, with no resale value
  • •Short-term letting yields 3.8 points below the 6.9% net long-term-let alternative
  • •Asking price sits 85% above the cost to reproduce the villa (land and construction); zoning not 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 10 Nov 2026.

Want this analysis as an underwriting report (PDF)?

The page’s own figures, line by line · Every purchase cost and the all-in total · Occupancy and offer-price what-ifs · Bali ownership, tax and letting rules

Ownership
Leasehold
Bedrooms
4
Bathrooms
6
Built area
263 m²
Land
923 m²
Brixfox Score 80 · B+· top 50% Leasehold · 24 yrs leftFinancial analysis ↓
Short lease — 24 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 · 24 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.
3.1%
$16,007 net operating income /yr
Gross yield · all-in basis
7.3%
−4.2 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: 31.9 of 24 yrs
Before tax in your home country and financing costs. Estimates, not financial advice.
Modelled from Airbnb listings we track across Ubud — 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
$174
Expected booked rate (market-calibrated)
Expected occupancy
59%
Full-year estimate, market-calibrated
Projected annual revenue
$37,496
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· 1.3% of price, auto-calculated
$6,331
PPAT notary (lease deed)$4,950
Legal due diligence$1,381
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
$511,231
+3.3% 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
$37,496
Rental management
−$7,499
Booking channel fees
−$1,875
Utilities
−$1,875
Cleaning & laundry
−$1,875
Maintenance & repairs
−$1,875
Insurance
−$1,125
Guest supplies & consumables
−$750
Property tax (PBB)
−$866
PPh 4(2) final tax on rent
−$3,750
Net operating income
$16,007/yr
Net yield on all-in investment
3.1%

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 — 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 ÷ 24 yrs remaining−$21,301/yr
Net yield after lease amortisation-1.1%
Payback vs remaining term31.9 yrs of 24 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
Asking price 85% above cost to reproducecost ≈ $267kLow confidence
Long-term rental alternative: ~$56k/yr gross rent6.9% net yieldLow confidence

Long-term letting projected to outperform short-term by 3.8 points.

Want this analysis as an underwriting report (PDF)?

The page’s own figures, line by line · Every purchase cost and the all-in total · Occupancy and offer-price what-ifs · Bali ownership, tax and letting rules

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Evidence

Where it sits, and who confirms it

Comp table: Market evidence ↑ in Financials

Location

Agency pin · unverified

Ubud

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Verdict

Score, and what could go wrong

Same net-yield basis as the financial analysis

Brixfox Score

80B+
LocationGood
Popular area with steady demand
Rental YieldAverage
3.1% net yield on all-in cost
OccupancyAverage
59% average occupancy
Nightly RateGood
$174 per night
Visual AppealStrong
9/10 visual appeal
Size & SpaceStrong
923 m² land area
ZoningWeak
Residential (per agency) — verify in RTRW
TenureGood
24 years remaining on lease
Stunning visuals (9/10) — commands premium nightly rates
Generous 923 m² land — room for expansion or amenities
Net yield of 3.1% (fully managed, on all-in cost) is near the market average — model your cashflow carefully
Occupancy at 59% — factor in seasonal gaps

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risk & what-if

ScenarioOccupancyNet income /yrNet yield
-20 pts occupancy39%$10,3032.0%
-10 pts occupancy49%$13,1552.6%
Expected59%$16,0073.1%
+10 pts occupancy69%$18,8593.7%

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

Lease runway24 yearsCautionPlan an exit within ~9 years, while resale is still easy.
Payback31.9 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 Ubud villa scores a 3.1% net yield (high-confidence, 27-comparable basis) against a $511,231 all-in cost, with the Brixfox score reflecting a solid case overall.

Strengths
  • •High-confidence net yield of 3.1%, modelled on 27 nearby Airbnb comparables
  • •Gross yield of 7.3% on all-in cost, with projected annual revenue of $37,496
  • •Price cut 16.8% on 5 Oct 2026, suggesting room for negotiation
Risks
  • •Leasehold with only 24 years remaining; the villa reverts to the landowner at lease end, with no resale value
  • •Short-term letting yields 3.8 points below the 6.9% net long-term-let alternative
  • •Asking price sits 85% above the cost to reproduce the villa (land and construction); zoning not checked

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Villa Underwriting Report

PDF report · one-time purchase · this property

  • The page’s own figures, line by line
  • Every purchase cost and the all-in total
  • Occupancy and offer-price what-ifs
  • Bali ownership, tax and letting rules

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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.