Distinctive 2-Bedroom Ocean View Villa in Boutique Ungasan Development

Distinctive 2-Bedroom Ocean View Villa in Boutique Ungasan Development

Ungasan, Bali

$410k

Price

2

Bedrooms

69%

Occupancy

Ownership: Leasehold
Land: 108 m²
Build: 142 m²
Est. Revenue: $26k/yr
Avg Nightly Rate: $103

Cost to reproduce & long-term let

Asking price 145% above cost to reproduce — reproducing it would cost about $168k

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

Short-term letting is projected to out-earn a long-term let.

How it compares in Ungasan

  • Expected occupancy of 69% compares with a 65% median across 568 tracked Ungasan villas.
  • Its expected nightly rate of $103 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

Introduction A striking 2-bedroom villa within an exclusive boutique complex of only eight residences in Ungasan, combining distinctive architecture, outstanding construction specifications, sophisticated interiors, and beautiful ocean views. Created by a renowned Spanish architectural firm ranked in the AD100, the development stands apart through its bold architectural approach and carefully considered details. A floating kitchen

Price
$410,000
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2-bedroom leasehold villa in Ungasan — photo 1 of 5
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Distinctive 2-Bedroom Ocean View Villa in Boutique Ungasan Development

Ungasan · Ref BF-7304Source · VillasofBali · listed 29 May 2026
Asking price · Leasehold
$410,000
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 25 yrs, with no resale value
Inquire about this property
  • 145% above cost to reproduce · 90% above the Ungasan median for 2-bedroom villas
  • 25-year lease · -1.4% after lease amortisation
Weak caseBrixfox read · from this listing's stored figures

This Ungasan villa provides a 2.6% net yield based on 94 nearby Airbnb comparables, though the high acquisition cost and limited lease term create a weak investment case.

Why
Strengths
  • •Projected occupancy is 69% with an average daily rate of $103.
  • •Short-term letting projects a 0.8 point premium over the 1.8% net yield for long-term lets.
  • •The net yield projection is supported by high confidence and a deep set of 94 Airbnb comparables.
Risks
  • •The asking price is 145% above the cost to reproduce the land and construction.
  • •Ownership is a 25-year leasehold with no resale value at the end of the term.
  • •Zoning has not been checked and the asking price was raised 30.7% on 13 Oct 2026.

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 13 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
2
Built area
142 m²
Land
108 m²
Brixfox Score 53 · C Leasehold · 25 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 · 25 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%
$10,960 net operating income /yr
Gross yield · all-in basis
6.1%
−3.5 pts in operating costs & local taxes
After lease amortisation:-1.4%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: 38.7 of 25 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
$103
Expected booked rate (market-calibrated)
Expected occupancy
69%
Full-year estimate, market-calibrated
Projected annual revenue
$25,948
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
$5,476
PPAT notary (lease deed)$4,100
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
$423,676
+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
$25,948
Rental management
−$5,190
Booking channel fees
−$1,297
Utilities
−$1,297
Cleaning & laundry
−$1,297
Maintenance & repairs
−$1,297
Insurance
−$778
Guest supplies & consumables
−$519
Property tax (PBB)
−$717
PPh 4(2) final tax on rent
−$2,595
Net operating income
$10,960/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 ÷ 25 yrs remaining−$16,947/yr
Net yield after lease amortisation-1.4%
Payback vs remaining term38.7 yrs of 25 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 145% above cost to reproducecost ≈ $168kLow confidence
Long-term rental alternative: ~$14k/yr gross rent1.8% net yieldMedium confidence

Short-term letting projected to outperform long-term by 0.8 points.

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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

53C
LocationAverage
Emerging or secondary location
Rental YieldAverage
2.6% net yield on all-in cost
OccupancyGood
69% average occupancy
Nightly RateAverage
$103 per night
Visual AppealStrong
9/10 visual appeal
Size & SpaceWeak
108 m² land area
ZoningAverage
STR zoning not confirmed
TenureGood
25 years remaining on lease
Stunning visuals (9/10) — commands premium nightly rates
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 occupancy49%$7,5681.8%
-10 pts occupancy59%$9,2642.2%
Expected69%$10,9602.6%
+10 pts occupancy79%$12,6553.0%

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

Lease runway25 yearsSafe zoneLiquid on resale; banks still do not finance leaseholds — plan for cash.
Payback38.7 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 Ungasan villa provides a 2.6% net yield based on 94 nearby Airbnb comparables, though the high acquisition cost and limited lease term create a weak investment case.

Strengths
  • •Projected occupancy is 69% with an average daily rate of $103.
  • •Short-term letting projects a 0.8 point premium over the 1.8% net yield for long-term lets.
  • •The net yield projection is supported by high confidence and a deep set of 94 Airbnb comparables.
Risks
  • •The asking price is 145% above the cost to reproduce the land and construction.
  • •Ownership is a 25-year leasehold with no resale value at the end of the term.
  • •Zoning has not been checked and the asking price was raised 30.7% on 13 Oct 2026.

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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.