Ocean view villa in Nusa Dua for Sale

Ocean view villa in Nusa Dua for Sale

Nusa Dua, Bali

$1.2M

Price

9.0%

ROI

4

Bedrooms

50%

Occupancy

Ownership: Freehold
Land: 695 m²
Build: 600 m²
Est. Revenue: $153k/yr
Avg Nightly Rate: $835

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. The three-level layout includes enclosed living and dining, a fully equipped kitchen, a private pool, and full supporting spaces such as staff room, laundry, and storage. Ideal for families seeking a quiet

4-bedroom freehold villa in Nusa Dua — photo 1 of 5
VillasofBali
4-bedroom freehold villa in Nusa Dua — photo 2 of 5
4-bedroom freehold villa in Nusa Dua — photo 3 of 5
4-bedroom freehold villa in Nusa Dua — photo 4 of 5
4-bedroom freehold villa in Nusa Dua — photo 5 of 5

Ocean view villa in Nusa Dua for Sale

Nusa Dua · Ref BF-7638 Source verified · VillasofBali · listed 29 May 2026
Asking price · Freehold
$1,168,500
Inquire — direct to agent
Ownership
Freehold
Bedrooms
4
Built area
600 m²
Land
695 m²
Brixfox Score 81 · B+Financial analysis ↓
Modelled from Airbnb listings we track across Nusa Dua — live calendar data. Projections are estimates, not financial advice.
Financial analysis
· Brixfox Standard · Non-resident · Fully managed
Fully managed is the Brixfox Standard shown on every card: a full-service manager whose commission includes the OTA/channel listing (not the cleaning cost — changeovers are funded by guest cleaning fees; you bear the residual). Self-managed drops the commission but pays the OTA host fee directly — and your own time.
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.
4.7%
$61,562 net operating income /yr
Gross yield · all-in basis
11.7%
−7.0 pts in operating costs & local taxes
Before tax in your home country and financing costs. Estimates, not financial advice.

Revenue assumptions

Derived from the comparable Airbnb listings below. ADR reflects asking prices, not booked rates; occupancy comes from observed calendar availability.
Expected ADR
$835
Asking-price basis
Expected occupancy
50%
Full-year Brixfox rentalizer estimate
Projected annual revenue
$153,312
ADR × occupancy × 365
Seasonal occupancy pattern
Peak Jul +25% · Low Feb -15%
J
F
M
A
M
J
J
A
S
O
N
D
Modelled monthly index (relative to the annual average) — replaced by measured per-market indices as calendar history matures.

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
$
Acquisition costs· 6.2% of price, auto-calculated
$71,910
BPHTB (freehold transfer tax)$58,425
Notary & registration$1,800
Legal fees$11,685
Renovation budget· Estimated from finish level — luxury finish typically STR-ready.
$
Furniture & STR launch· default ≈ $12,525/bedroom
$
All-in investment
$1,305,510
+11.7% over asking

Total return estimate

OptionalNet yield plus an appreciation assumption you choose. Appreciation is a forward-looking assumption, not data — which is why it defaults to 0% and is kept out of the yield figures above.
Annual appreciation assumption0%
0%4% · Nusa Dua 5-yr avg — historical, not a forecast8%
Indicative total return
4.7%/yr
4.7% net yield + 0% appreciation
Appreciation assumptions are illustrative only. Past regional price growth does not predict future performance; local supply, regulation and currency moves can materially change outcomes. Not financial advice.

Where it sits — and the comps around it

The Airbnb listings behind the market evidence above, on the map. When our photo-matching identifies this exact property on Airbnb, its live listing appears below.

Location

Nusa Dua

Pin from agency listing

Loading Map...

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
9.0% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Strong
$835 per night
Visual Appeal
Strong
9/10 visual appeal
Size & Space
Strong
695 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 9.0% — outperforms most villas in this market
Premium nightly rate of $835 — positioned in the top tier
Stunning visuals (9/10) — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 50% — 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.
5.4%
$5,219/mo
40% occ.
7.2%
$6,996/mo
50% occ.
9.0%
$8,773/mo
current
60% occ.
10.8%
$10,550/mo
Turnkey Management

Your property, professionally managed

Buying from abroad? You won't lift a finger. Vetted local management partners are already connected to this listing — ready to run it as a short-stay rental from day one, so the Managed projections above are something you can actually rely on.

Vetted by Brixfox 10+ yrs operating

Bali Villa Manager

Vetted

Full-service villa management across Bali — trusted since 2016

20%
Management fee
of rental revenue — already in your Managed figures

All-in-one property management by the Villas of Bali team — daily, monthly and yearly rentals, staff supervision, maintenance and transparent monthly reporting, with a 24/7 concierge looking after your guests.

What the fee covers

  • Daily, monthly & yearly rental management
  • Listing & booking management on major platforms
  • Marketing & pricing strategy optimisation
  • 24/7 concierge & guest services
  • Staff supervision & professional housekeeping
  • Maintenance & repairs coordination
  • Financial reporting & accounting
  • Monthly owner statements & payouts
Visit Bali Villa Manager
Vetted by Brixfox 15+ yrs operating

Villa Bali Management

Vetted

The art of Balinese hospitality, tailored to every home

20%
Management fee
of rental revenue — already in your Managed figures

Airbnb Ambassador and 10+ year Superhost — rated among Airbnb’s top hosts in the Asia-Pacific region. Full-service management from staff and maintenance to dynamic pricing, 24/7 guest support and monthly owner reports.

What the fee covers

  • Full staff & operations management
  • 24/7 maintenance & regular villa inspections
  • Multi-platform listings (Airbnb, Booking.com, Agoda, Expedia)
  • Dynamic pricing & revenue management
  • 24/7 guest concierge & support
  • Financial tracking & monthly owner reports
Visit Villa Bali Management

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

Try one of these

Airbnb Comp Analysis

Finding Airbnb comps...

Interested in this property?

Your inquiry goes directly to the listing agent — with your Brixfox analysis attached, so you arrive as a qualified buyer, not a cold email. Brixfox adds no fee.

Source verified · VillasofBali

We forward your message and analysis to the listing agency and keep a copy to follow up. No spam, no fee.

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.