Offplan Beautiful 2 Bedroom Villa with Ocean View for Sale Leasehold in Nusa Penida

Offplan Beautiful 2 Bedroom Villa with Ocean View for Sale Leasehold in Nusa Penida

Nusa Penida, Bali

$279k

Price

2

Bedrooms

52%

Occupancy

2 Bathrooms
Ownership: Leasehold
Land: 395 m²
Build: 191 m²
Est. Revenue: $25k/yr
Avg Nightly Rate: $131

How it compares in Nusa Penida

  • Expected occupancy of 52% compares with a 63% median across 9 tracked Nusa Penida villas.
  • Its expected nightly rate of $131 sits above the Nusa Penida median of $130.
  • Brixfox ranks its projected net yield in the bottom half of the 9 live Nusa Penida listings it tracks.
How Brixfox computes these figures

Investment Analysis

This Villa BE-945 located in Nusa Penida is for sale with Leasehold ownership for EUR268,072, IDR4,564,438,536

Price
$279,000
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2-bedroom leasehold villa in Nusa Penida — photo 1 of 5
Bali Exception
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2-bedroom leasehold villa in Nusa Penida — photo 5 of 5
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Offplan Beautiful 2 Bedroom Villa with Ocean View for Sale Leasehold in Nusa Penida

Nusa Penida · Ref BF-1498013Source · Bali Exception · listed 9 Oct 2026
Asking price · Leasehold
$279,000
Listed 21 days ago
Net yield
3.7%
Fully managed · Non-resident tax
  • 30-year lease · 0.4% after lease amortisation
Mixed caseBrixfox read · from this listing's stored figures

This off-plan villa offers a 3.7% net yield based on 17 Airbnb comparables, representing a mixed case for remote investors seeking cash income over a 30-year leasehold term.

Why
Strengths
  • •Projected annual revenue of $24,820 with a gross yield on the all-in cost of 8.6%
  • •Located inside the tourism pink zone where short-term holiday rental is permitted
  • •The $279,000 asking price has seen no recorded move since listing less than a month ago
Risks
  • •The 30-year leasehold has no resale value at the end, meaning capital is not returned
  • •Off-plan status means the delivery and build quality of the 191 m² villa are currently unproven
  • •Moderate confidence in the yield projection as it is based on a limited set of 17 comparables

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 30 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
191 m²
Land
395 m²
Brixfox Score 57 · C+· top 85% Leasehold · 30 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 · 30 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%
$10,681 net operating income /yr
Gross yield · all-in basis
8.6%
−4.9 pts in operating costs & local taxes
After lease amortisation:0.4%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 repays your investment in 27 of 30 yrs
Before tax in your home country and financing costs. Estimates, not financial advice.
Modelled from Airbnb listings we track across Nusa Penida — 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
$131
Expected booked rate (market-calibrated)
Expected occupancy
52%
Full-year estimate, market-calibrated
Projected annual revenue
$24,820
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· 1.5% of price, auto-calculated
$4,172
PPAT notary (lease deed)$2,790
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
$288,752
+3.5% 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
$24,820
Rental management
−$4,964
Booking channel fees
−$1,241
Utilities
−$1,241
Cleaning & laundry
−$1,241
Maintenance & repairs
−$1,241
Insurance
−$745
Guest supplies & consumables
−$496
Property tax (PBB)
−$488
PPh 4(2) final tax on rent
−$2,482
Net operating income
$10,681/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 ÷ 30 yrs remaining−$9,625/yr
Net yield after lease amortisation0.4%
Payback vs remaining term27 yrs of 30 yrs
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

Nusa Penida

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Verdict

Score, and what could go wrong

Same net-yield basis as the financial analysis

Brixfox Score

57C
LocationAverage
Emerging or secondary location
Rental YieldGood
3.7% net yield on all-in cost
OccupancyAverage
52% average occupancy
Nightly RateGood
$131 per night
Visual AppealStrong
9/10 visual appeal
Size & SpaceGood
395 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
30 years remaining on lease
Stunning visuals (9/10) — commands premium nightly rates
In a tourism zone where short-term rental is permitted — eligible for a Pondok Wisata licence
30+ year lease — strong tenure runway
Secondary location — rental demand may be lower than premium areas
Occupancy at 52% — factor in seasonal gaps

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
-20 pts occupancy32%$6,3852.2%
-10 pts occupancy42%$8,5333.0%
Expected52%$10,6813.7%
+10 pts occupancy62%$12,8294.4%

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

Lease runway30 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
Payback16.5 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 17 Airbnb comparables, representing a mixed case for remote investors seeking cash income over a 30-year leasehold term.

Strengths
  • •Projected annual revenue of $24,820 with a gross yield on the all-in cost of 8.6%
  • •Located inside the tourism pink zone where short-term holiday rental is permitted
  • •The $279,000 asking price has seen no recorded move since listing less than a month ago
Risks
  • •The 30-year leasehold has no resale value at the end, meaning capital is not returned
  • •Off-plan status means the delivery and build quality of the 191 m² villa are currently unproven
  • •Moderate confidence in the yield projection as it is based on a limited set of 17 comparables

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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.