5 Bedroom Villa for Sale and Rental in Kuta Bali
- 25-year lease · -3.4% after lease amortisation
This 5-bedroom villa is a weak investment case with a 0.6% net yield based on thin or divergent comparables.
WhyHide
- •The all-in acquisition cost is $399,946 including taxes, notary, legal, furnishing and launch.
- •A long-term let alternative projects a higher net yield of 2.2%.
- •The 0.6% net yield is indicative only due to thin or divergent comparables.
- •Occupancy is low at 14% with a projected annual revenue of only $7,089.
- •The 25-year leasehold has no resale value as the villa returns to the landowner when the lease ends.
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 14% of nights, and it asks $145/night. Based on partial calendar coverage. 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.
Cost to reproduce & the long-term-let alternative
Long-term letting projected to outperform short-term by 1.5 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
Surroundings confirmedKuta
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Independently Verified
Cross-checked across 1 platform
Location corroborated
An independent listing places this property within about 283 m of the agency's pin. This confirms the surroundings, not the exact address.
Also listed on
Each link was confirmed against this property — by photo comparison, or by matching its verified name and position — never by proximity alone. The pages themselves are Pro evidence.
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 | 14% | $2,513 | 0.6% |
| +10 pts occupancy | 24% | $4,806 | 1.2% |
| +16 pts occupancy | 30% | $6,202 | 1.6% |
| +26 pts occupancy | 40% | $8,495 | 2.1% |
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 5-bedroom villa is a weak investment case with a 0.6% net yield based on thin or divergent comparables.
- •The all-in acquisition cost is $399,946 including taxes, notary, legal, furnishing and launch.
- •A long-term let alternative projects a higher net yield of 2.2%.
- •The 0.6% net yield is indicative only due to thin or divergent comparables.
- •Occupancy is low at 14% with a projected annual revenue of only $7,089.
- •The 25-year leasehold has no resale value as the villa returns to the landowner when the lease ends.
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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 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.