Modern Off-plan Villas with Jacuzzi Rooftop in Nyang Nyang

Modern Off-plan Villas with Jacuzzi Rooftop in Nyang Nyang

Uluwatu, Bali

$269k

Price

8.7%

ROI

2

Bedrooms

36%

Occupancy

2 Bathrooms
Ownership: Freehold
Land: 158 m²
Build: 158 m²
Est. Revenue: $34k/yr
Avg Nightly Rate: $261

Investment Analysis

Located in Nyang Nyang, just minutes away from Nyang Nyang Beach and nearby restaurants, this off-plan project offers strong lifestyle appeal in one of Bali’s fast-growing coastal areas. With easy access to the main beach entrance and surrounding developments, the location is ideal for both personal living and rental investment. Built on 1.25 Are of…

2-bedroom freehold villa in Uluwatu — photo 1 of 5
Propertia
2-bedroom freehold villa in Uluwatu — photo 2 of 5
2-bedroom freehold villa in Uluwatu — photo 3 of 5
2-bedroom freehold villa in Uluwatu — photo 4 of 5
2-bedroom freehold villa in Uluwatu — photo 5 of 5

Modern Off-plan Villas with Jacuzzi Rooftop in Nyang Nyang

Uluwatu · Ref BF-939 Source verified · Propertia · listed 4 May 2026
Asking price · Freehold
$269,370
Inquire — direct to agent
Ownership
Freehold
Bedrooms
2
Bathrooms
2
Built area
158 m²
Land
158 m²
Brixfox Score 81 · B+Financial analysis ↓
Modelled from Airbnb listings we track across Uluwatu — 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.
4.2%
$13,638 net operating income /yr
Gross yield · all-in basis
10.5%
−6.3 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
$261
Asking-price basis
Expected occupancy
36%
Full-year Brixfox rentalizer estimate
Projected annual revenue
$34,180
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· 6.7% of price, auto-calculated
$17,963
BPHTB (freehold transfer tax)$13,469
Notary & registration$1,800
Legal fees$2,694
Renovation budget· Estimated from finish level — luxury finish typically STR-ready.
$
Furniture & STR launch· default ≈ $17,850/bedroom
$
All-in investment
$326,983
+21.4% 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%6% · Uluwatu 5-yr avg — historical, not a forecast8%
Indicative total return
4.2%/yr
4.2% 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

Uluwatu

Pin from agency listing

Loading Map...

Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
8.7% annual return
Occupancy
Weak
36% average occupancy
Nightly Rate
Strong
$261 per night
Visual Appeal
Strong
9/10 visual appeal
Size & Space
Average
158 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Prime location in Uluwatu — high tourist traffic
High rental yield at 8.7% — outperforms most villas in this market
Premium nightly rate of $261 — positioned in the top tier

Watch Out

Occupancy at 36% — factor in seasonal gaps
Compact plot at 158 m² — limited expansion potential

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.
7.2%
$1,626/mo
40% occ.
9.7%
$2,182/mo
36% occ.
8.7%
$1,955/mo
current
46% occ.
11.2%
$2,510/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 · Propertia

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.