New Eco-Conscious Two-Bedroom Leasehold Villa in Ubud – Sayan

New Eco-Conscious Two-Bedroom Leasehold Villa in Ubud – Sayan

Ubud, Bali

$160k

Price

2

Bedrooms

30%

Occupancy

2 Bathrooms
Ownership: Leasehold
Land: 200 m²
Build: 180 m²
Est. Revenue: $22k/yr
Avg Nightly Rate: $202

Cost to reproduce & long-term let

Asking price 2% below cost to reproduce — reproducing it would cost about $164k

Long-term rental alternative: ~$18k/yr gross rent

A long-term let is projected to out-earn short-term letting.

How it compares in Ubud

  • Expected occupancy of 30% compares with a 65% median across 640 tracked Ubud villas.
  • Its expected nightly rate of $202 sits above the Ubud median of $161.
  • Brixfox ranks its projected net yield in the top half of the 634 live Ubud listings it tracks.
How Brixfox computes these figures

Investment Analysis

Experience mindful living in this brand-new, eco-conscious two-bedroom leasehold villa nestled in the lush greenery of Sayan, Ubud. Designed to embrace Bali’s tropical essence, this 180 sqm villa sits on 2 are of land and invites you to live in seamless c

Price
$159,932
ReportInquire
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New Eco-Conscious Two-Bedroom Leasehold Villa in Ubud – Sayan

Ubud · Sayan · Ref BF-15227Source · Kibarer · listed 30 May 2026
Asking price · Leasehold
$159,932
Listed 153 days ago · Price cut 9.1% on 16 Sept 2026 was $180,398
The agency's asking-price history
Net yield
5.8%
Fully managed · Non-resident tax
  • 2% below cost to reproduce · 39% below the Ubud median for 2-bedroom villas
  • 23-year lease · 1.5% after lease amortisation
Cash yield while the lease runs — the villa returns to the landowner after 23 yrs, with no resale value
Inquire about this property
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

Ownership
Leasehold
Bedrooms
2
Bathrooms
2
Built area
180 m²
Land
200 m²
Brixfox Score 61 · C+· top 85% Leasehold · 23 yrs leftFinancial analysis ↓
Short lease — 23 yrs left. 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 · 23 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.
5.8%
$9,600 net operating income /yr
Gross yield · all-in basis
13.2%
−7.4 pts in operating costs & local taxes
After lease amortisation:1.5%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 17.3 of 23 yrs
Before tax in your home country and financing costs. Estimates, not financial advice.
Modelled from Airbnb listings we track across Ubud — live calendar data.

Found on Airbnb

This exact villa, photo-verified at 98% confidence — its own track record, not a comp estimate

Verified

Its name, link and guest reviews are Pro evidence

30%booked
—rating
0reviews
$210asking / night

Pro evidence

Calendar-tracked performance

We track this exact listing's availability calendar daily. Over the recent 3-month window it was booked 30% of nights, and it asks $210/night. 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.
Expected ADR
$202
Expected booked rate (market-calibrated)
Expected occupancy
30%
Full-year estimate, market-calibrated
Projected annual revenue
$21,955
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· 1.9% of price, auto-calculated
$2,978
PPAT notary (lease deed)$1,599
Legal due diligence$1,379
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
$166,109
+3.9% 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
$21,955
Rental management
−$4,391
Booking channel fees
−$1,098
Utilities
−$1,098
Cleaning & laundry
−$1,098
Maintenance & repairs
−$1,098
Insurance
−$659
Guest supplies & consumables
−$439
Property tax (PBB)
−$280
PPh 4(2) final tax on rent
−$2,196
Net operating income
$9,600/yr
Net yield on all-in investment
5.8%

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 ÷ 23 yrs remaining−$7,222/yr
Net yield after lease amortisation1.5%
Payback vs remaining term17.3 yrs of 23 yrs

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 2% below cost to reproducecost ≈ $164kLow confidence
Long-term rental alternative: ~$18k/yr gross rent7.0% net yieldLow confidence

Long-term letting projected to outperform short-term by 1.2 points.

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

Ubud · Sayan

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Verdict

Score, and what could go wrong

Same net-yield basis as the financial analysis

Brixfox Score

61C
LocationGood
Popular area with steady demand
Rental YieldStrong
5.8% net yield on all-in cost
OccupancyWeak
30% average occupancy
Nightly RateStrong
$202 per night
Visual AppealStrong
9/10 visual appeal
Size & SpaceAverage
200 m² land area
ZoningAverage
STR zoning not confirmed
TenureGood
23 years remaining on lease
Strong net yield at 5.8% (fully managed, on all-in cost) — outperforms most villas in this market
Premium nightly rate of $202 — positioned in the top tier
Stunning visuals (9/10) — commands premium nightly rates
Occupancy at 30% — factor in seasonal gaps
Compact plot at 200 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
Expected30%$9,5985.8%
+10 pts occupancy40%$12,9847.8%

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

Lease runway23 yearsCautionPlan an exit within ~8 years, while resale is still easy.
Payback10.6 yearsfrom net rent at the expected case
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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.