Luxury villa development in Ungasan – type standard

Luxury villa development in Ungasan – type standard

Ungasan, Bali

$282k

Price

1

Bedrooms

70%

Occupancy

Ownership: Leasehold
Land: 202 m²
Build: 143 m²
Est. Revenue: $19k/yr
Avg Nightly Rate: $74

Cost to reproduce & long-term let

Asking price 72% above cost to reproduce — reproducing it would cost about $164k

How it compares in Ungasan

  • Expected occupancy of 70% compares with a 65% median across 568 tracked Ungasan villas.
  • Its expected nightly rate of $74 sits below the Ungasan median of $107.
  • Brixfox ranks its projected net yield in the bottom half of the 568 live Ungasan listings it tracks.
How Brixfox computes these figures

Investment Analysis

An exclusive complex of 9 villas, designed by a renowned Mexican architectural firm ranked in the AD100 global list. The unique blend of Mexican minimalism and Balinese aesthetics creates an atmosphere of comfort and coziness, offering an unforgettable tourist experience. Each villa features unique details: access via a suspended bridge, a "sensory" shower with a

Price
$281,831
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1-bedroom leasehold villa in Ungasan — photo 1 of 5
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1-bedroom leasehold villa in Ungasan — photo 5 of 5
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Luxury villa development in Ungasan – type standard

Ungasan · Ref BF-7302Source · VillasofBali · listed 29 May 2026
Asking price · Leasehold
$281,831
Listed 168 days ago
Net yield
2.6%
Fully managed · Non-resident tax
Cash yield while the lease runs — the villa returns to the landowner after 27.6 yrs, with no resale value
Inquire about this property
  • 72% above cost to reproduce · 88% above the Ungasan median for 1-bedroom villas
  • 27.6-year lease · -1.0% after lease amortisation
Solid caseBrixfox read · from this listing's stored figures

A 1-bedroom Ungasan villa priced at $309,825 all-in shows a 2.6% net yield based on 94 nearby Airbnb comparables, with legitimate zoning but a shrinking leasehold runway.

Why
Strengths
  • •Net yield of 2.6% is backed by a deep, consistent set of 94 nearby Airbnb comparables, rated high confidence
  • •Sits inside Bali's tourism (pink) zone, where short-term holiday rental is permitted
  • •Gross yield of 6.1% on all-in cost, with projected annual revenue of $18,791 at 70% occupancy
Risks
  • •Leasehold has 27.6 years remaining; the villa reverts to the landowner at lease end, with no resale value
  • •Asking price sits 72% above the cost to reproduce the villa (land and construction)
  • •No matched Airbnb listing of its own; occupancy of 70% and $74 average daily rate are modelled, not observed

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.

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
1
Built area
143 m²
Land
202 m²
Brixfox Score 77 · B+· top 50% Leasehold · 27.6 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 · 27.6 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.
2.6%
$7,963 net operating income /yr
Gross yield · all-in basis
6.1%
−3.5 pts in operating costs & local taxes
After lease amortisation:-1.0%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: 38.9 of 27.6 yrs
Before tax in your home country and financing costs. Estimates, not financial advice.
Modelled from Airbnb listings we track across Ungasan — 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
$74
Expected booked rate (market-calibrated)
Expected occupancy
70%
Full-year estimate, market-calibrated
Projected annual revenue
$18,791
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· 1.5% of price, auto-calculated
$4,194
PPAT notary (lease deed)$2,818
Legal due diligence$1,376
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
$309,825
+9.9% 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
$18,791
Rental management
−$3,758
Booking channel fees
−$940
Utilities
−$940
Cleaning & laundry
−$940
Maintenance & repairs
−$940
Insurance
−$564
Guest supplies & consumables
−$376
Property tax (PBB)
−$493
PPh 4(2) final tax on rent
−$1,879
Net operating income
$7,963/yr
Net yield on all-in investment
2.6%

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 ÷ 27.6 yrs remaining−$11,226/yr
Net yield after lease amortisation-1.0%
Payback vs remaining term38.9 yrs of 27.6 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 72% above cost to reproducecost ≈ $164kLow confidence
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

Ungasan

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Verdict

Score, and what could go wrong

Same net-yield basis as the financial analysis

Brixfox Score

77B+
LocationAverage
Emerging or secondary location
Rental YieldAverage
2.6% net yield on all-in cost
OccupancyGood
70% average occupancy
Nightly RateAverage
$74 per night
Visual AppealStrong
9/10 visual appeal
Size & SpaceAverage
202 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
TenureGood
27.6 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
Secondary location — rental demand may be lower than premium areas
Net yield of 2.6% (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 occupancy50%$5,5411.8%
-10 pts occupancy60%$6,7532.2%
Expected70%$7,9642.6%
+10 pts occupancy80%$9,1753.0%

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

Lease runway27.6 yearsSafe zoneLiquid on resale; banks still do not finance leaseholds — plan for cash.
Payback38.9 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

A 1-bedroom Ungasan villa priced at $309,825 all-in shows a 2.6% net yield based on 94 nearby Airbnb comparables, with legitimate zoning but a shrinking leasehold runway.

Strengths
  • •Net yield of 2.6% is backed by a deep, consistent set of 94 nearby Airbnb comparables, rated high confidence
  • •Sits inside Bali's tourism (pink) zone, where short-term holiday rental is permitted
  • •Gross yield of 6.1% on all-in cost, with projected annual revenue of $18,791 at 70% occupancy
Risks
  • •Leasehold has 27.6 years remaining; the villa reverts to the landowner at lease end, with no resale value
  • •Asking price sits 72% above the cost to reproduce the villa (land and construction)
  • •No matched Airbnb listing of its own; occupancy of 70% and $74 average daily rate are modelled, not observed

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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.