Modern 4BR Freehold Ocean View Villa Near Pandawa Beach
- 42% above cost to reproduce · 20% above the Uluwatu median for 4-bedroom villas
This 4BR Uluwatu villa presents a 0.7% net yield based on its own Airbnb listing calendar, making it a mixed case for remote investors.
WhyHide
- •The property is situated inside Bali's tourism (pink) zone, where short-term holiday rental is permitted
- •The villa offers a freehold title held through an Indonesian PT PMA company or a leasehold structure
- •The asset has been on the market for 1 months with no recorded move in the $900,000 asking price
- •The 29% occupancy and $231 average daily rate result in a 0.7% net yield on the all-in acquisition cost
- •The $900,000 asking price sits 42% above the cost to reproduce the land and construction
- •The 0.7% short-term net yield projects 0.6 points below the 1.9% net long-term let alternative
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 29 Oct 2026.
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
What it earns, what it costs to own, and the net yield
Found on Airbnb
This exact villa, photo-verified at 95% confidence — its own track record, not a comp estimate
Its name, link and guest reviews are Pro evidence
Pro evidence
Calendar-tracked performance
We track this exact listing's availability calendar daily. Over the recent 3-month window it was booked 30% of nights, and it asks $240/night. The occupancy is measured. The nightly rate is what the host asks — Airbnb does not publish what a night actually sold for, so no source anywhere has the earned rate. The projections below are built from this listing's own window rather than the area median, which is why they can sit well above comparable properties nearby.
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.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.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.
Freehold title (Hak Milik) cannot be held by a foreigner, and a nominee arrangement is void, so these costs assume the lawful route: a foreign-owned company (PT PMA) that holds the land as HGB, a 30-year right that is extendable and renewable. The purchase costs include the company setup and the title conversion; the yearly costs include the company's tax filing and investment reporting. A PT PMA also needs an approved investment plan (IDR 10bn, IDR 2.5bn paid up), which is capital rather than a cost and is not charged here. Whether a PT PMA letting a villa pays PPh 4(2) on rent or corporate income tax on profit is unconfirmed: this page uses the same tax as a leasehold so the two compare on one basis; confirm it with an accountant.
Rental yield + value growth
Your net rental yield plus a yearly rise in the property's market value (land and building) that you choose. Value growth is an assumption, not data — which is why it starts at 0% and is kept out of the yield figures above.Cost to reproduce & the long-term-let alternative
Long-term letting projected to outperform short-term by 1.1 points.
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
Where it sits, and who confirms it
Location
Agency pin · unverifiedUluwatu
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Score, and what could go wrong
Brixfox Score
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 |
|---|---|---|---|
| Expected | 29% | $6,994 | 0.7% |
| +1 pts occupancy | 30% | $7,217 | 0.7% |
| +10 pts occupancy | 39% | $10,781 | 1.1% |
| +11 pts occupancy | 40% | $11,005 | 1.1% |
Brixfox Standard · Non-resident · Fully managed · net yield on all-in cost
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.
This 4BR Uluwatu villa presents a 0.7% net yield based on its own Airbnb listing calendar, making it a mixed case for remote investors.
- •The property is situated inside Bali's tourism (pink) zone, where short-term holiday rental is permitted
- •The villa offers a freehold title held through an Indonesian PT PMA company or a leasehold structure
- •The asset has been on the market for 1 months with no recorded move in the $900,000 asking price
- •The 29% occupancy and $231 average daily rate result in a 0.7% net yield on the all-in acquisition cost
- •The $900,000 asking price sits 42% above the cost to reproduce the land and construction
- •The 0.7% short-term net yield projects 0.6 points below the 1.9% net long-term let alternative
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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
Interested in this property?
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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.