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Prime Golf-Front Freehold Villa – 4 Bedrooms of Luxury Living in Balangan

Prime Golf-Front Freehold Villa – 4 Bedrooms of Luxury Living in Balangan

Bingin, Bali

$1.7M

Price

2.8%

ROI

4

Bedrooms

35%

Occupancy

Ownership: Freehold
Land: 1059 m²
Build: 576 m²
Est. Revenue: $71k/yr
Avg Nightly Rate: $557

Investment Analysis

Perched on the edge of a lush golf course and just 500 meters from the white sands of Balangan Beach, this rare freehold 4-bedroom villa offers a luxurious sanctuary surrounded by some of Bali’s most breathtaking scenery

4-bedroom freehold villa in Bingin — photo 1 of 4
Kibarer
4-bedroom freehold villa in Bingin — photo 2 of 4
4-bedroom freehold villa in Bingin — photo 3 of 4
4-bedroom freehold villa in Bingin — photo 4 of 4

Prime Golf-Front Freehold Villa – 4 Bedrooms of Luxury Living in Balangan

Bingin · Bingin · Ref BF-13574 Source verified · Kibarer · listed 30 May 2026
Asking price · Freehold
$1,660,500
View original listing
Ownership
Freehold
Bedrooms
4
Built area
576 m²
Land
1059 m²
True net yield
1.0%
≈ $3,889/mo net after costs & tax
5-yr total return (net + appreciation)
9.6% / yr avg
Payback in ~36 yrs from rent
Brixfox Score 81 · B+
Modelled from Airbnb listings we track across Bingin — live calendar data. Projections are estimates, not financial advice.

What nearby Airbnbs actually earn

Brixfox tracks the live availability calendars of Airbnb listings around this property. The rates and occupancy below are observed from real bookings — this is the data behind every yield figure on this page.

Location

Bingin

Bingin, Pin from agency listing

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Airbnb Comp Analysis

Finding Airbnb comps...

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

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Nightly Rate (ADR)
$557/night
50% ($279)Brixfox estimate($557/night)200% ($1115)
Occupancy
35%
10%Brixfox estimate(35%)100%

Short-Term Rental

Indicative
Yearly income
$46,662
Likely range $27,997 – $65,327
Airbnb data$557/night · 35% occupancy
Rental income
$557/night · 35% occ.
$70,811
Running costs (20%)
Utilities, cleaning, maintenance
-$14,162
Income tax (10%)
Indonesian rental income tax
-$7,081
Property tax
Annual property tax
-$2,906
Net income
2.8% ROI
$46,662

True all-in investment

What the headline asking price actually costs once mandatory taxes, fees, renovation, and furnishing are added. Yields rebased onto this number — closer to what you'll really earn against what you'll really pay.

Asking price$1,660,500
BPHTB (freehold transfer tax)$83,025
Notary & registration$1,800
Legal / due diligence$16,605
Total acquisition costs$101,430
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$14,400
($0–$28,800)
Furnishing & STR launch
4bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$47,900
All-in investment$1,824,230

Gross yield (asking)

4.3%

True gross yield (all-in)

3.9%

Bali estimates assume freehold (Hak Milik) acquisition via PT PMA. Leasehold (Hak Sewa) deals have lower transfer costs (~1% vs 5% BPHTB). Renovation rates calibrated to Bali contractor pricing. Working capital not included.

Growth & Exit Strategy

How your investment grows over time

Freehold — 6%/yr appreciation in Bingin.

$13.5M$10.1M$6.8M$3.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.7M
Capital appreciation
Property value growing at +6%/yr based on Bingin market trends.
Rental income
Cumulative net rental earnings collected over time, growing with annual revenue increases.
Total return
Capital value + rental income. Your actual total position if you sold and kept all rent.
Paid back
Year 25: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.2M
+34%
Rental Income
+$248K
Total Position
$2.5M
+49%
8.3%/yr
Year 10
Capital Value
$3.0M
+79%
Rental Income
+$535K
Total Position
$3.5M
+111%
7.8%/yr
Year 20
Capital Value
$5.3M
+221%
Rental Income
+$1.3M
Total Position
$6.6M
+296%
7.1%/yr
Year 30
Capital Value
$9.5M
+474%
Rental Income
+$2.2M
Total Position
$11.8M
+608%
6.7%/yr
Turnkey Management

Your property, professionally managed

Buying from abroad? You won't lift a finger. A vetted local management partner is already connected to this listing — ready to run it as a short-stay rental from day one, so the Managed projections above are something you can actually rely on.

Vetted by Brixfox 6+ yrs operating 60+ properties managed ~2h guest response

Uluwatu Villa Care

Vetted

Bukit-peninsula clifftop & beach villa specialists

22%
Management fee
of rental revenue — already in your Managed figures

Boutique operator focused on the Bukit. Premium guest experience, transparent monthly reporting, and on-call maintenance for remote owners.

What the fee covers

  • Listing setup & optimisation (Airbnb, Booking.com, VRBO)
  • Dynamic pricing & revenue management
  • 24/7 multilingual guest communication
  • Guided check-in / check-out & key handling
  • Professional cleaning, laundry & restocking
  • Maintenance & repairs coordination
  • Monthly owner statements & payouts
  • Guest screening & damage protection
  • Pool & garden upkeep
  • Pondok wisata / STR licensing assistance
Visit Uluwatu Villa Care

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Conversational analysis — questions about this listing, answered from real data.

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.8% annual return
Occupancy
Weak
35% average occupancy
Nightly Rate
Strong
$557 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
1059 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $557 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 1059 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.8% is below the market average — model your cashflow carefully

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
2.4%
$3,318/mo
40% occ.
3.3%
$4,505/mo
35% occ.
2.8%
$3,888/mo
current
45% occ.
3.7%
$5,075/mo

Data Sources & Methodology

ROI calculations use verified Brixfox Intelligence rental data from a 12-month trailing window. Opex: 20% owner-managed, 45% fully-managed. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Bali may impact actual yields.