Off Plan Aesthetic 2 Bedroom Ocean View Villa for Sale in Ungasan - RF6287A

Off Plan Aesthetic 2 Bedroom Ocean View Villa for Sale in Ungasan - RF6287A

Ungasan, Bali

$410k

Price

2

Bedrooms

71%

Occupancy

2 Bathrooms
Ownership: Leasehold
Land: 108 m²
Build: 142 m²
Est. Revenue: $38k/yr
Avg Nightly Rate: $149

Cost to reproduce & long-term let

Asking price 151% above cost to reproduce — reproducing it would cost about $164k

How it compares in Ungasan

  • Expected occupancy of 71% compares with a 67% median across 566 tracked Ungasan villas.
  • Its expected nightly rate of $149 sits below 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

Notary fee is included in the price | Off-plan: Estimated completion in December 2026 Nestled in the breathtaking hills of Uluwatu, this stunning off-plan 2-...

Price
$409,846
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2-bedroom leasehold villa in Ungasan — photo 1 of 5
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Off Plan Aesthetic 2 Bedroom Ocean View Villa for Sale in Ungasan - RF6287A

Ungasan · Ref BF-133165Source · Bali Home Immo · listed 17 Jun 2026
Asking price · Leasehold
$409,846
Listed 135 days ago
Net yield
3.7%
Fully managed · Non-resident tax
  • 151% above cost to reproduce · 90% above the Ungasan median for 2-bedroom villas
  • 26-year lease · -0.1% after lease amortisation
Weak caseBrixfox read · from this listing's stored figures

This off-plan villa offers a 3.7% net yield based on 93 nearby Airbnb comparables, representing a weak case for remote investors.

Why
Strengths
  • •Projected annual revenue of $38,246 with a modelled occupancy of 71%
  • •High confidence in the yield projection due to a deep set of 93 consistent Airbnb comparables
  • •Average daily rate of $149 for a new 2 bedroom ocean view villa in Ungasan
Risks
  • •Asking price is 151% above the cost to reproduce the land and construction
  • •Leasehold term is only 26 years remaining with no resale value at the end
  • •Off-plan status means delivery and build quality are unproven and zoning is not checked

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.

Cash yield while the lease runs — the villa returns to the landowner after 26 yrs, with no resale value
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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

Ownership
Leasehold
Bedrooms
2
Bathrooms
2
Built area
142 m²
Land
108 m²
Brixfox Score 40 · D Leasehold · 26 yrs leftFinancial analysis ↓
Return thins after lease amortisation. The net yield below is cash income while the lease runs; the villa returns to the landowner when it ends, so there is no resale value — see “after lease amortisation” in the analysis.
Financials

What it earns, what it costs to own, and the net yield

Financial analysis
· Brixfox Standard · Non-resident · Fully managed
Leasehold · 26 yrs remaining
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.
3.7%
$16,494 net operating income /yr
Gross yield · all-in basis
8.5%
−4.8 pts in operating costs & local taxes
After lease amortisation:-0.1%A leasehold expires; we amortise your all-in investment straight-line over the remaining term. This is the honest return on a wasting asset — most tools ignore it.Rent does not repay it within the lease: 27.2 of 26 yrs
Before tax in your home country and financing costs. Estimates, not financial advice.
Modelled from Airbnb listings we track across Ungasan — live calendar data.

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
$149
Expected booked rate (market-calibrated)
Expected occupancy
71%
Full-year estimate, market-calibrated
Projected annual revenue
$38,246
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 · leasehold
$
Acquisition costs· 1.3% of price, auto-calculated
$5,480
PPAT notary (lease deed)$4,098
Legal due diligence$1,382
Buyer-side agent fee· paid by the seller$0
Lease tax· customarily the lessor’s; confirm in the lease$0
Renovation budget· no measured Bali basis — enter your own quote
$
Furniture & STR launch
$
All-in investment
$447,826
+9.3% 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
$38,246
Rental management
−$7,649
Booking channel fees
−$1,912
Utilities
−$1,912
Cleaning & laundry
−$1,912
Maintenance & repairs
−$1,912
Insurance
−$1,147
Guest supplies & consumables
−$765
Property tax (PBB)
−$717
PPh 4(2) final tax on rent
−$3,825
Net operating income
$16,494/yr
Net yield on all-in investment
3.7%

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.

Leasehold economics
A leasehold expires — the villa returns to the landowner and has no resale value at the end of the term. We write the all-in investment off straight-line over the remaining years and show the return after that annual cost. Most tools ignore this.
Lease amortisation · all-in ÷ 26 yrs remaining−$17,224/yr
Net yield after lease amortisation-0.1%
Payback vs remaining term27.2 yrs of 26 yrs
At these assumptions the rental income does not recover the all-in investment before the lease expires.

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 151% above cost to reproducecost ≈ $164kLow confidence
Want this analysis as an underwriting report (PDF)?

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

Evidence

Where it sits, and who confirms it

Comp table: Market evidence ↑ in Financials

Location

Agency pin · unverified

Ungasan

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Verdict

Score, and what could go wrong

Same net-yield basis as the financial analysis

Brixfox Score

40D
LocationAverage
Emerging or secondary location
Rental YieldGood
3.7% net yield on all-in cost
OccupancyGood
71% average occupancy
Nightly RateGood
$149 per night
Visual AppealStrong
9/10 visual appeal
Size & SpaceWeak
108 m² land area
ZoningWeak
Touristic (per agency) — verify in RTRW
TenureGood
26 years remaining on lease
Stunning visuals (9/10) — commands premium nightly rates
Secondary location — rental demand may be lower than premium areas
Compact plot at 108 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.

Risk & what-if

ScenarioOccupancyNet income /yrNet yield
-19 pts occupancy51%$11,6112.6%
-9 pts occupancy61%$14,0533.1%
Expected71%$16,4943.7%
+11 pts occupancy81%$18,9354.2%

Brixfox Standard · Non-resident · Fully managed · net yield on all-in cost

Lease runway26 yearsSafe zoneLiquid on resale; banks still do not finance leaseholds — plan for cash.
Off-planCompletion riskask for the build timeline, payment schedule and building permit
Payback15.7 yearsfrom net rent at the expected case
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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.

Opening read · generated from this listing's data

This off-plan villa offers a 3.7% net yield based on 93 nearby Airbnb comparables, representing a weak case for remote investors.

Strengths
  • •Projected annual revenue of $38,246 with a modelled occupancy of 71%
  • •High confidence in the yield projection due to a deep set of 93 consistent Airbnb comparables
  • •Average daily rate of $149 for a new 2 bedroom ocean view villa in Ungasan
Risks
  • •Asking price is 151% above the cost to reproduce the land and construction
  • •Leasehold term is only 26 years remaining with no resale value at the end
  • •Off-plan status means delivery and build quality are unproven and zoning is not checked

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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.