Contemporary 1 Bedroom Off-Plan Villa for Sale near Pandawa Beach

Contemporary 1 Bedroom Off-Plan Villa for Sale near Pandawa Beach

Ungasan, Bali

$147k

Price

1

Bedrooms

67%

Occupancy

2 Bathrooms
Ownership: Leasehold
Land: 100 m²
Build: 52 m²
Est. Revenue: $25k/yr
Avg Nightly Rate: $101

How it compares in Ungasan

  • Expected occupancy of 67% compares with a 67% median across 551 tracked Ungasan villas.
  • Its expected nightly rate of $101 sits below the Ungasan median of $152.
  • Brixfox ranks its projected net yield in the top half of the 550 live Ungasan listings it tracks.
How Brixfox computes these figures

Investment Analysis

Outside, the villa creates a private tropical retreat with an 18 m² swimming pool, landscaped garden, sun loungers, outdoor shower, and a signature sunken

Price
$146,529
ReportInquire
1-bedroom leasehold villa in Ungasan — photo 1 of 7
Balitecture
1 / 7
1-bedroom leasehold villa in Ungasan — photo 2 of 7
2 / 7
1-bedroom leasehold villa in Ungasan — photo 3 of 7
3 / 7
1-bedroom leasehold villa in Ungasan — photo 4 of 7
4 / 7
1-bedroom leasehold villa in Ungasan — photo 5 of 7
5 / 7
1-bedroom leasehold villa in Ungasan — photo 6 of 7
6 / 7
1-bedroom leasehold villa in Ungasan — photo 7 of 7
7 / 7

Contemporary 1 Bedroom Off-Plan Villa for Sale near Pandawa Beach

Ungasan · Ref BF-798527Source · Balitecture · listed 12 Aug 2026
Asking price · Leasehold
$146,529
Net yield
7.1%
Fully managed · Non-resident tax
Cash yield while the lease runs — capital not recovered after 24 yrs
Inquire about this property
Want this analysis as a 7-page underwriting report?

AI photo analysis vs the comp set · Route-based net yields (all structures) · Bid ladder & negotiation anchors · Due-diligence plan & red flags

Ownership
Leasehold
Bedrooms
1
Bathrooms
2
Built area
52 m²
Land
100 m²
Brixfox Score 63 · C+· top 85% Leasehold · 24 yrs leftFinancial analysis ↓
Short lease — 24 yrs left. The net yield below is cash income while the lease runs; your capital is not recovered when it ends — 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 · 24 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.
7.1%
$10,817 net operating income /yr
Gross yield · all-in basis
16.2%
−9.1 pts in operating costs & local taxes
After lease amortisation:2.9%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 repays your investment in 14.1 of 24 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
$101
Expected booked rate (market-calibrated)
Expected occupancy
67%
Full-year estimate, market-calibrated
Projected annual revenue
$24,606
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 · leasehold
$
Acquisition costs· 1.9% of price, auto-calculated
$2,849
PPAT notary (lease deed)$1,465
Legal due diligence$1,384
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
$152,309
+3.9% 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
$24,606
Rental management
−$4,921
Booking channel fees
−$1,230
Utilities
−$1,230
Cleaning & laundry
−$1,230
Maintenance & repairs
−$1,230
Insurance
−$738
Guest supplies & consumables
−$492
Property tax (PBB)
−$256
PPh 4(2) final tax on rent
−$2,461
Net operating income
$10,817/yr
Net yield on all-in investment
7.1%

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 — your capital is not returned 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 ÷ 24 yrs remaining−$6,346/yr
Net yield after lease amortisation2.9%
Payback vs remaining term14.1 yrs of 24 yrs
Want this analysis as a 7-page underwriting report?

AI photo analysis vs the comp set · Route-based net yields (all structures) · Bid ladder & negotiation anchors · Due-diligence plan & red flags

Evidence

Where it sits, and who confirms it

Comp table: Market evidence ↑ in Financials

Location

Agency pin · unverified

Ungasan

Loading Map...

Explore the full market map
Verdict

Score, and what could go wrong

Same net-yield basis as the financial analysis

Brixfox Score

63C
LocationAverage
Emerging or secondary location
Rental YieldStrong
7.1% net yield on all-in cost
OccupancyGood
67% average occupancy
Nightly RateAverage
$101 per night
Visual AppealStrong
9/10 visual appeal
Size & SpaceWeak
100 m² land area
ZoningStrong
Zoned for short-term rentals
TenureGood
24 years remaining on lease
Strong net yield at 7.1% (fully managed, on all-in cost) — outperforms most villas in this market
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
ADR of $101 limits revenue ceiling — consider repositioning potential

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risk & what-if

ScenarioOccupancyNet income /yrNet yield
-20 pts occupancy47%$7,5124.9%
-10 pts occupancy57%$9,1646.0%
Expected67%$10,8177.1%
+10 pts occupancy77%$12,4708.2%

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

Lease runway24 yearsCautionPlan an exit within ~9 years, while resale is still easy.
Off-planCompletion riskask for the build timeline, payment schedule and building permit
Payback8.6 yearsfrom net rent at the expected case
Ask Brixfox

Questions about this listing, answered from its data

Ask Brixfox about this property

Answers grounded in this listing's data, its Airbnb comps and the score breakdown.

Try one of these

Create a free account to ask 2 free AI questions — Pro is unlimited.

Inquire

Take the numbers with you, or talk to the agent

Villa Underwriting Report

7-page PDF · one-time purchase · this property

  • AI photo analysis vs the comp set
  • Route-based net yields (all structures)
  • Bid ladder & negotiation anchors
  • Due-diligence plan & red flags
Included with Pro once its free trial ends

Interested in this property?

Your Brixfox analysis goes with it, so you arrive as a qualified buyer, not a cold email. Where the agency takes inquiries through Brixfox it goes straight to the agent; otherwise it comes to the Brixfox team and we reply to you. Brixfox adds no fee.

Optional — leave it blank and we'll send the message above.

Source · Balitecture

We email you a copy and check in a few days later that you heard back. No spam, no fee.

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 verified Brixfox Intelligence rental data. 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.