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3 Bedrooms Pink Zone Villa For Sale In Andong Ubud
Ubud · Ref BF-978557Source · Bali Home Immo · listed 28 Aug 2026
Asking price · Freehold
$212,315
Net yieldNet annual rental income after all running costs and tax, divided by your true all-in cost to acquire — asking price plus purchase fees, furnishing and STR launch. Modelled from live Airbnb calendar data near this property.
7.2%
Fully managed · Non-resident tax
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
Freehold
Bedrooms
3
Bathrooms
4
Land
150 m²
Brixfox Score 91 · A+· top 10%Brixfox's 0–100 investment rating across 8 weighted pillars — ROI, location, rental demand, land & space, visual appeal, ownership security, payback speed and zoning. The grade is a relative rank — 91 grades as A+ (top 10% of tracked inventory in this market). It is not an endorsement of the yield figure by itself.Financial analysis ↓
Financials
What it earns, what it costs to own, and the net yield
Financial analysis
· Brixfox Standard · Non-resident · Fully managed
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.
7.2%
$16,742 net operating income /yr
Gross yield · all-in basis
17.0%
−9.8 pts in operating costs & local taxes
Before tax in your home country and financing costs. Estimates, not financial advice.
Modelled from Airbnb listings we track across Ubud — live calendar data.
Found on Airbnb
This exact villa, photo-verified at 95% confidence — its own track record, not a comp estimate
Verified
Its name, link and guest reviews are Pro evidence
—rating
0reviews
$90per night
Pro evidence
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
$167
Expected booked rate (market-calibrated)
Expected occupancy
65%
Full-year estimate, market-calibrated
Projected annual revenue
$39,506
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· 6.8% of price, auto-calculated
$14,539
BPHTB (freehold transfer tax)$10,616
Notary & registration$1,800
Legal fees$2,123
Renovation budget· Light touch-ups — paint, fixtures, deep clean.
$Furniture & STR launch· default STR launch only (delivered furnished)
$All-in investment
$232,354
+9.4% 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
$39,506
Management fee
% of revenue−$7,901
OTA / channel fees
% of revenue−$1,975
Staff & local operations
% of revenue$-0
Cleaning (net of guest fees)
% of revenue−$1,580
Utilities, insurance & consumables
% of revenue−$3,160
Lodging / tourist tax
% of revenue−$3,951
Maintenance reserve
% of price−$2,123
Annual property tax
% of price−$212
Local income tax
% of profit−$1,860
Net operating income
$16,742/yr
Net yield on all-in investment
7.2%
Total return, if prices move
Net 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% · Ubud 5-yr avg — historical, not a forecast8%
Indicative total return
7.2%/yr
7.2% 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.
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 · unverifiedUbud
Loading Map...
Verdict
Score, and what could go wrong
Brixfox Score
91A
LocationGood
Popular area with steady demand
Rental YieldStrong
7.2% net yield on all-in cost
OccupancyGood
65% average occupancy
Nightly RateGood
$167 per night
Visual AppealGood
7/10 visual appeal
Size & SpaceWeak
150 m² land area
ZoningWeak
Residential (per agency) — verify in RTRW
TenureStrong
Freehold ownership
Strong net yield at 7.2% (fully managed, on all-in cost) — outperforms most villas in this market
Freehold ownership — maximum long-term security
Compact plot at 150 m² — limited expansion potential
Residential (per agency) — confirm against the official RTRW plan 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
| Scenario | Occupancy | Net income /yr | Net yield |
|---|---|---|---|
| -20 pts occupancy | 45% | $10,944 | 4.7% |
| -10 pts occupancy | 55% | $13,844 | 6.0% |
| Expected | 65% | $16,743 | 7.2% |
| +10 pts occupancy | 75% | $19,642 | 8.5% |
Brixfox Standard · Non-resident · Fully managed · net yield on all-in cost
TenureFreeholdno lease decay · no amortisation
Payback7.8 yearsfrom net rent at the expected case
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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
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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 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.