Brand New Luxury 1BR Villa Steps from the Beach in Nusa Dua for Sale Leasehold
- 218% above the Nusa Dua median for 1-bedroom villas
- 75-year lease · 0.0% after lease amortisation
This 1BR Nusa Dua villa offers a 1.3% net yield based on 13 nearby Airbnb comparables, representing a mixed case for remote investors.
WhyHide
- •The property is situated inside Bali's tourism (pink) zone where short-term holiday rental is permitted.
- •A long-term leasehold structure is in place with 75 years remaining on the lease.
- •The asset is brand new and has been on the market for less than a month with no recorded price moves.
- •The 1.3% net yield is based on a moderate confidence level from a limited set of 13 comparable properties.
- •Projected annual revenue is $19,206, resulting in a low gross yield of 3.2% on the all-in acquisition cost.
- •The villa returns to the landowner at the end of the lease, meaning there is no terminal resale value.
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.
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
What it earns, what it costs to own, and the net yield
Found on Airbnb
This exact villa, photo-verified at 95% confidence — its own track record, not a comp estimate
Its name, link and guest reviews are Pro evidence
Pro evidence
Calendar-tracked performance
We track this exact listing's availability calendar daily. Over the recent 3-month window it was booked 47% of nights, and it asks $502/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 deliberately stay on the area's market median rather than this single window, so short-window peaks or gaps don't swing the underwriting — where they differ, treat this card as the listing's own track record and the model as the conservative base case.
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.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.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.
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
Where it sits, and who confirms it
Location
Surroundings confirmedNusa Dua
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Independently Verified
Cross-checked across 1 platform
Location corroborated
An independent listing places this property within about 29 m of the agency's pin. This confirms the surroundings, not the exact address.
Also listed on
Each link was confirmed against this property — by photo comparison, or by matching its verified name and position — never by proximity alone. The pages themselves are Pro evidence.
Score, and what could go wrong
Brixfox Score
Consider carefully. Returns are below market average for this price point.
Risk & what-if
| Scenario | Occupancy | Net income /yr | Net yield |
|---|---|---|---|
| -20 pts occupancy | 43% | $4,868 | 0.8% |
| -10 pts occupancy | 53% | $6,240 | 1.0% |
| Expected | 63% | $7,611 | 1.3% |
| +10 pts occupancy | 73% | $8,983 | 1.5% |
Brixfox Standard · Non-resident · Fully managed · net yield on all-in cost
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.
This 1BR Nusa Dua villa offers a 1.3% net yield based on 13 nearby Airbnb comparables, representing a mixed case for remote investors.
- •The property is situated inside Bali's tourism (pink) zone where short-term holiday rental is permitted.
- •A long-term leasehold structure is in place with 75 years remaining on the lease.
- •The asset is brand new and has been on the market for less than a month with no recorded price moves.
- •The 1.3% net yield is based on a moderate confidence level from a limited set of 13 comparable properties.
- •Projected annual revenue is $19,206, resulting in a low gross yield of 3.2% on the all-in acquisition cost.
- •The villa returns to the landowner at the end of the lease, meaning there is no terminal resale value.
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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
Interested in this property?
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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.