4 bedrooms homie villa in Kerobokan
- 44% below the Umalas median for 4-bedroom villas
- 19.2-year lease · -1.3% after lease amortisation
A 400 m² Kerobokan villa offering a 3.9% net yield based on 97 nearby Airbnb comparables, representing a cash income play over a fixed lease term.
WhyHide
- •High confidence in the 3.9% net yield due to a deep and consistent set of 97 nearby Airbnb comparables
- •Projected annual revenue of $28,944 based on 61% occupancy and an average daily rate of $130
- •Solid case score of 73/100 for a 4 bedroom property with an all-in acquisition cost of $320,010
- •Leasehold ownership with 19.2 years remaining and no resale value at the end of the term
- •Short-term letting projects 3.6 points below the 7.5% net yield of a long-term let alternative
- •Property zoning has not been checked and the listing has been on the market for 5 months
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.
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
What it earns, what it costs to own, and the net yield
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.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.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.
Cost to reproduce & the long-term-let alternative
Long-term letting projected to outperform short-term by 3.6 points.
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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Where it sits, and who confirms it
Location
Agency pin · unverifiedUmalas
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Score, and what could go wrong
Brixfox Score
Strong income today, but the 19.2-year lease is short — returns are front-loaded and the asset depreciates toward lease end. Best for yield-focused buyers comfortable with a wasting asset and a lease-extension plan, less so passive long-term holders.
Risk & what-if
| Scenario | Occupancy | Net income /yr | Net yield |
|---|---|---|---|
| -20 pts occupancy | 41% | $8,220 | 2.6% |
| -10 pts occupancy | 51% | $10,352 | 3.2% |
| Expected | 61% | $12,483 | 3.9% |
| +10 pts occupancy | 71% | $14,615 | 4.6% |
Brixfox Standard · Non-resident · Fully managed · net yield on all-in cost
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.
A 400 m² Kerobokan villa offering a 3.9% net yield based on 97 nearby Airbnb comparables, representing a cash income play over a fixed lease term.
- •High confidence in the 3.9% net yield due to a deep and consistent set of 97 nearby Airbnb comparables
- •Projected annual revenue of $28,944 based on 61% occupancy and an average daily rate of $130
- •Solid case score of 73/100 for a 4 bedroom property with an all-in acquisition cost of $320,010
- •Leasehold ownership with 19.2 years remaining and no resale value at the end of the term
- •Short-term letting projects 3.6 points below the 7.5% net yield of a long-term let alternative
- •Property zoning has not been checked and the listing has been on the market for 5 months
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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.