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Upcoming multi level two bedroom leasehold property in Benoa - Nusa Dua (Delivery September 2026)

Upcoming multi level two bedroom leasehold property in Benoa - Nusa Dua (Delivery September 2026)

Nusa Dua, Bali

$308k

Price

8.1%

ROI

2

Bedrooms

63%

Occupancy

Ownership: Leasehold
Land: 100 m²
Build: 175 m²
Est. Revenue: $36k/yr
Avg Nightly Rate: $158

Investment Analysis

Located in the sought-after coastal area of Benoa – Nusa Dua, this modern multi-level two-bedroom property offers a stylish blend of comfort, functionality, and beachside living

2-bedroom leasehold villa in Nusa Dua — photo 1 of 5
Kibarer
2-bedroom leasehold villa in Nusa Dua — photo 2 of 5
2-bedroom leasehold villa in Nusa Dua — photo 3 of 5
2-bedroom leasehold villa in Nusa Dua — photo 4 of 5
2-bedroom leasehold villa in Nusa Dua — photo 5 of 5

Upcoming multi level two bedroom leasehold property in Benoa - Nusa Dua (Delivery September 2026)

Nusa Dua · Nusa Dua · Ref BF-3287 Source verified · Kibarer · listed 21 May 2026
Asking price · Leasehold
$307,979
View original listing
Ownership
Leasehold
Bedrooms
2
Built area
175 m²
Land
100 m²
True net yield
4.1%
≈ $2,075/mo net after costs & tax
Cash yield while the lease runs — capital not recovered after 29 yrs
Lease-adjusted return
0.7% / yr
over 29-yr lease, capital not recovered
Brixfox Score 85 · A
29 yrs left on lease
Short lease — 29 yrs left. The 4.1% net yield is cash income while the lease runs; your capital is not recovered when it ends. Adjusted for the lease decay, the real return is about 0.7%/yr — unless you extend the lease.
Modelled from Airbnb listings we track across Nusa Dua — 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

Nusa Dua

Nusa Dua, 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.

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$158/night
50% ($79)Brixfox estimate($158/night)200% ($317)
Occupancy
63%
10%Brixfox estimate(63%)100%

Short-Term Rental

Moderate confidence
Yearly income
$24,898
Likely range $17,926 – $31,869
Airbnb data$158/night · 63% occupancy
Rental income
$158/night · 63% occ.
$36,338
Running costs (20%)
Utilities, cleaning, maintenance
-$7,268
Income tax (10%)
Indonesian rental income tax
-$3,634
Property tax
Annual property tax
-$539
Net income
8.1% ROI
$24,898

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$307,979
Lease transfer & notarial admin (~1%)$3,080
Notary & registration$1,800
Legal / due diligence$3,080
Total acquisition costs$7,960
RenovationMove-in ready
Furnishing & STR launch
2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$35,700
All-in investment$351,639

Gross yield (asking)

11.8%

True gross yield (all-in)

10.3%

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

Leasehold with 29 years remaining.

$1.3M$971K$647K$324K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $308KPeak Capital Value: Yr 4 ($318K)Paid back2x Return
Leasehold value decline
Resale value of your property as the lease shortens. Drops steeply in the final years.
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 11: cumulative rental income has repaid the full purchase price.
Illiquid zone
Under 15 years remaining. Hard to sell — banks won't lend, fewer buyers, and steep discounts required.
Unsellable
Under 5 years remaining. Effectively worthless on the open market. No financing, no buyers.
Year 5
Capital Value
$317K
+3%
24 years remaining
Rental Income
+$132K
Total Position
$449K
+46%
7.8%/yr
Year 10
Capital Value
$291K
-5%
19 years remaining
Rental Income
+$285K
Total Position
$577K
+87%
6.5%/yr
Year 15
Capital Value
$196K
-36%
14 years remaining
Rental Income
+$463K
Total Position
$659K
+114%
5.2%/yr
Year 20
Capital Value
$96K
-69%
9 years remaining
Rental Income
+$669K
Total Position
$766K
+149%
4.7%/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

Ask Brixfox AI

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

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.1% annual return
Occupancy
Good
63% average occupancy
Nightly Rate
Good
$158 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
100 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
29 years remaining on lease

Top Highlights

High rental yield at 8.1% — outperforms most villas in this market
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Commercial Zone verified — fully licensed for short-term rentals

Watch Out

Secondary location — rental demand may be lower than premium areas
Compact plot at 100 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.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

43% occ.
5.5%
$1,400/mo
53% occ.
6.8%
$1,738/mo
63% occ.
8.1%
$2,075/mo
current
73% occ.
9.4%
$2,412/mo

Lease Timeline

29 years remaining
Safe Zone

Your lease is in the safe zone. The property is liquid on the resale market and maintains strong valuation.

ℹ️

Financing note: Banks generally do not finance leasehold properties, regardless of the remaining duration. Buyers must purchase with cash or alternative financing.

25+ yr: Safe
15-25yr: Caution
<15yr: Illiquid

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.