2 Units Villa with Total 5 Bedrooms for Sale Freehold in Pandawa - Near Pandawa Beach

2 Units Villa with Total 5 Bedrooms for Sale Freehold in Pandawa - Near Pandawa Beach

Ungasan, Bali

$160k

Price

5

Bedrooms

57%

Occupancy

5 Bathrooms
Ownership: Freehold
Land: 250 m²
Build: 388 m²
Avg Nightly Rate: $425

Cost to reproduce & long-term let

Asking price 55% below cost to reproduce — reproducing it would cost about $360k

How it compares in Ungasan

  • Expected occupancy of 57% compares with a 67% median across 566 tracked Ungasan villas.
  • Its expected nightly rate of $425 sits above the Ungasan median of $160.
  • Brixfox ranks its projected net yield in the bottom half of the 563 live Ungasan listings it tracks.
How Brixfox computes these figures

Investment Analysis

This property comprised 1 unit 3 bedroom and 1 unit 2 bedroom villa Located near the stunning Pandawa Beach, this unique property offers two modern villas in...

Price
$160,310
Inquire
5-bedroom freehold villa in Ungasan — photo 1 of 5
Bali Home Immo
1 / 5
5-bedroom freehold villa in Ungasan — photo 2 of 5
2 / 5
5-bedroom freehold villa in Ungasan — photo 3 of 5
3 / 5
5-bedroom freehold villa in Ungasan — photo 4 of 5
4 / 5
5-bedroom freehold villa in Ungasan — photo 5 of 5
5 / 5

2 Units Villa with Total 5 Bedrooms for Sale Freehold in Pandawa - Near Pandawa Beach

Ungasan · Ref BF-133063Source · Bali Home Immo · listed 17 Jun 2026
Asking price · Freehold
$160,310
Listed 135 days ago
Inquire about this property
Ownership
Freehold
Bedrooms
5
Bathrooms
5
Built area
388 m²
Land
250 m²
Brixfox Score 41 · DFinancial 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.
—
Awaiting comparable data
Gross yield · all-in basis
—
Before tax in your home country and financing costs. Estimates, not financial advice.

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
—
Asking-price basis
Expected occupancy
—
Projected annual revenue
—
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· 7.1% of price, auto-calculated
$11,419
BPHTB (freehold transfer tax)$8,016
Notary & registration$1,800
Legal fees$1,603
Renovation budget· Light touch-ups — paint, fixtures, deep clean.
$
Furniture & STR launch· default STR launch only (delivered furnished)
$
All-in investment
$211,609
+32.0% over asking
The P&L needs a revenue basis from comparable listings — it appears once comp data is available.

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.
Property value growth per year · your assumption0%
0%4% · Ungasan 5-yr avg — historical, not a forecast8%
Yield + value growth
—/yr
— + 0% value growth
Value growth figures 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.

Cost to reproduce & the long-term-let alternative

What it would cost to reproduce this villa, and what a yearly tenant would pay
Asking price 55% below cost to reproducecost ≈ $360kMedium confidence
Evidence

Where it sits, and who confirms it

Comp table: Market evidence ↑ in Financials

Location

Agency pin · unverified

Ungasan

Loading Map...

Explore the full market map
Verdict

Score, and what could go wrong

Brixfox Score

41D
LocationAverage
Emerging or secondary location
Rental YieldPending
Estimate unavailable
OccupancyAverage
57% average occupancy
Nightly RateStrong
$425 per night
Visual AppealAverage
5/10 visual appeal
Size & SpaceAverage
250 m² land area
ZoningStrong
Pink zone — Tourism zoning (Kawasan Pariwisata) where short-term rental is permitted; a zoning reading at the pin, not a licence
TenureStrong
Freehold ownership
Premium nightly rate of $425 — positioned in the top tier
In a tourism zone where short-term rental is permitted — eligible for a Pondok Wisata licence
Freehold ownership — maximum long-term security
Secondary location — rental demand may be lower than premium areas
Occupancy at 57% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risk & what-if

TenureFreeholdno lease decay · no amortisation
Ask Brixfox

Questions about this listing, answered from its data

Ask Brixfox about this property

Answers grounded in this listing's data, its Airbnb comps and the score breakdown.

Try one of these

Create a free account to ask 2 free AI questions — Pro is unlimited.

Questions are stored for 12 months to improve our answers. Privacy

Inquire

Take the numbers with you, or talk to the agent

Villa Underwriting Report not available here

This listing publishes no net yield right now (its figures are missing or under review), so there is nothing a report could underwrite.

Interested in this property?

Your Brixfox analysis goes with it, so you arrive as a qualified buyer, not a cold email. Where the agency takes inquiries through Brixfox it goes straight to the agent; otherwise it comes to the Brixfox team and we reply to you. Brixfox adds no fee.

Optional — leave it blank and we'll send the message above.

Source · Bali Home Immo

We email you a copy and check in a few days later that you heard back. No spam, no fee.

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.