4BR Leasehold Villa in Sanur with Rice Field Views | Under Construction

4BR Leasehold Villa in Sanur with Rice Field Views | Under Construction

Sanur, Bali

$633k

Price

4

Bedrooms

63%

Occupancy

4 Bathrooms
Ownership: Leasehold
Land: 472 m²
Build: 346 m²
Est. Revenue: $45k/yr
Avg Nightly Rate: $196

How it compares in Sanur

  • Expected occupancy of 63% compares with a 65% median across 114 tracked Sanur villas.
  • Its expected nightly rate of $196 sits above the Sanur median of $116.
  • Brixfox ranks its projected net yield in the bottom half of the 114 live Sanur listings it tracks.
How Brixfox computes these figures

Investment Analysis

Leasehold villa in Sanur, Bali. Furnished 4BR, strategic location, under construction, rice fields view and private pool. $632k. Code: IPB01731-SL

Price
$632,525
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4-bedroom leasehold villa in Sanur — photo 1 of 5
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4BR Leasehold Villa in Sanur with Rice Field Views | Under Construction

Sanur · Ref BF-820292Source · Bali Villa Realty · listed 14 Aug 2026
Asking price · Leasehold
$632,525
Listed 91 days ago
Net yield
2.9%
Fully managed · Non-resident tax
Cash yield while the lease runs — the villa returns to the landowner after 50 yrs, with no resale value
Inquire about this property
  • 7% above the Sanur median for 4-bedroom villas
  • 50-year lease · 0.9% after lease amortisation
Mixed caseBrixfox read · from this listing's stored figures

This 4BR leasehold villa in Sanur offers a 2.9% net yield based on 12 nearby Airbnb comparables, representing a mixed case for remote investors.

Why
Strengths
  • •The property includes a long leasehold term with 50 years remaining for rental operations.
  • •Projected annual revenue is $45,145 with a gross yield on the all-in cost of 6.9%.
  • •The villa features a large 472 m² land plot and 346 m² built area with rice field views.
Risks
  • •The villa is off-plan and under construction, meaning delivery and build quality are unproven.
  • •There is no resale value at the end of the lease as the property returns to the landowner.
  • •Zoning has not been checked and the net yield is based on a moderate confidence level.

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.

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
4
Bathrooms
4
Built area
346 m²
Land
472 m²
Brixfox Score 58 · C+· top 85% Leasehold · 50 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 · 50 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.
2.9%
$19,208 net operating income /yr
Gross yield · all-in basis
6.9%
−4.0 pts in operating costs & local taxes
After lease amortisation:0.9%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 34 of 50 yrs
Before tax in your home country and financing costs. Estimates, not financial advice.
Modelled from Airbnb listings we track across Sanur — 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
$196
Expected booked rate (market-calibrated)
Expected occupancy
63%
Full-year estimate, market-calibrated
Projected annual revenue
$45,145
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· 1.2% of price, auto-calculated
$7,706
PPAT notary (lease deed)$6,325
Legal due diligence$1,381
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
$652,882
+3.2% 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
$45,145
Rental management
−$9,029
Booking channel fees
−$2,257
Utilities
−$2,257
Cleaning & laundry
−$2,257
Maintenance & repairs
−$2,257
Insurance
−$1,354
Guest supplies & consumables
−$903
Property tax (PBB)
−$1,107
PPh 4(2) final tax on rent
−$4,515
Net operating income
$19,208/yr
Net yield on all-in investment
2.9%

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 ÷ 50 yrs remaining−$13,058/yr
Net yield after lease amortisation0.9%
Payback vs remaining term34 yrs of 50 yrs
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

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Evidence

Where it sits, and who confirms it

Comp table: Market evidence ↑ in Financials

Location

Agency pin · unverified

Sanur

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Verdict

Score, and what could go wrong

Same net-yield basis as the financial analysis

Brixfox Score

58C+
LocationGood
Popular area with steady demand
Rental YieldAverage
2.9% net yield on all-in cost
OccupancyGood
63% average occupancy
Nightly RateGood
$196 per night
Visual AppealStrong
8/10 visual appeal
Size & SpaceGood
472 m² land area
ZoningAverage
STR zoning not confirmed
TenureStrong
50 years remaining on lease
Stunning visuals (8/10) — commands premium nightly rates
50+ year lease — strong tenure runway
Net yield of 2.9% (fully managed, on all-in cost) is near the market average — model your cashflow carefully
STR zoning not confirmed — verify before purchasing for short-term rental use

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 occupancy43%$12,7632.0%
-10 pts occupancy53%$15,9862.4%
Expected63%$19,2082.9%
+10 pts occupancy73%$22,4313.4%

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

Lease runway50 yearsSafe zoneLiquid on resale; banks still do not finance leaseholds — plan for cash.
Off-planCompletion riskask for the build timeline, payment schedule and building permit
Payback34 yearsfrom net rent at the expected case
Ask Brixfox

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 4BR leasehold villa in Sanur offers a 2.9% net yield based on 12 nearby Airbnb comparables, representing a mixed case for remote investors.

Strengths
  • •The property includes a long leasehold term with 50 years remaining for rental operations.
  • •Projected annual revenue is $45,145 with a gross yield on the all-in cost of 6.9%.
  • •The villa features a large 472 m² land plot and 346 m² built area with rice field views.
Risks
  • •The villa is off-plan and under construction, meaning delivery and build quality are unproven.
  • •There is no resale value at the end of the lease as the property returns to the landowner.
  • •Zoning has not been checked and the net yield is based on a moderate confidence level.

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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.