Ocean view villa in Nusa Dua for Sale

Ocean view villa in Nusa Dua for Sale

Bali, Bali

$1.2M

Price

4.9%

ROI

4

Bedrooms

28%

Occupancy

3 Bathrooms
Ownership: freehold
Land: 695 m²
Build: 600 m²
Est. Revenue: $107k/yr
Avg Nightly Rate: $1029

Investment Analysis

A 4-bedroom freehold villa in Nusa Dua, built in 2013 and set on 695 m² with ocean views and a 360° rooftop outlook.

Villas of Bali
Bali / Nusa Dua
Commercial Zone

Ocean view villa in Nusa Dua for Sale

Inventory
4 Beds
Bathrooms
3 Baths
Built Area
600 m²
Land Plot
695 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 6.2% net return annually.

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The Investment

Brixfox Score59
GradeB
Brixfox Intelligence
59BStrong
Score Breakdown
ROI & Yield65%
Capital Growth62%
Risk Profile61%
Market Demand59%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+10.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$254K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.2%
$6,056/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
16.1 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$1,029/night
50% ($515)Brixfox estimate($1,029/night)200% ($2059)
Occupancy
28%
10%Brixfox estimate(28%)100%

Short-Term Rental

Yearly income
$72,673
Airbnb data$1,029/night · 28% occupancy
Rental income
$1,029/night · 28% occ.
$106,750
Running costs (20%)
Utilities, cleaning, maintenance
-$21,350
Income tax (10%)
Indonesian rental income tax
-$10,675
Property tax
Annual property tax
-$2,052
Net income
6.2% ROI
$72,673

Long-Term Rental

Yearly income
$47,337
7 comps
Rental income
$7,115/mo
$68,304
Agency fee (10%)
Finder's fee per tenant
-$6,830
Vacancy (~8%)
1.5mo gap per tenancy
-$5,254
Income tax (10%)
Indonesian rental income tax
-$6,830
Property tax
Annual property tax
-$2,052
Net income
4.0% ROI
$47,337

Short-term rental earns 1.5x more but requires active management.

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$1,172,840
BPHTB (freehold transfer tax)$58,642
Notary & registration$1,800
Legal / due diligence$11,728
Total acquisition costs$72,170
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$15,000
($0–$30,000)
Furnishing & STR launch
4bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$50,100
All-in investment$1,310,110

Gross yield (asking)

9.1%

True gross yield (all-in)

8.1%

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 Bali.

$8.4M$6.3M$4.2M$2.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.2M
Capital appreciation
Property value growing at +4%/yr based on Bali 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 14: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.4M
+22%
Rental Income
+$386K
Total Position
$1.8M
+55%
9.1%/yr
Year 10
Capital Value
$1.7M
+48%
Rental Income
+$833K
Total Position
$2.6M
+119%
8.2%/yr
Year 20
Capital Value
$2.6M
+119%
Rental Income
+$2.0M
Total Position
$4.5M
+286%
7.0%/yr
Year 30
Capital Value
$3.8M
+224%
Rental Income
+$3.5M
Total Position
$7.3M
+519%
6.3%/yr

Location

Bali

Nusa Dua, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.2% annual return
Occupancy
Weak
28% average occupancy
Nightly Rate
Strong
$1029 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
695 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $1029 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 695 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 28% — 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.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
6.6%
$6,405/mo
40% occ.
8.8%
$8,596/mo
28% occ.
6.2%
$6,056/mo
current
38% occ.
8.4%
$8,248/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.