Mediterranean style leasehold two bedroom property in Balangan area

Mediterranean style leasehold two bedroom property in Balangan area

Bingin, Bali

$155k

Price

2

Bedrooms

52%

Occupancy

2 Bathrooms
Ownership: Leasehold
Land: 142 m²
Build: 72 m²
Est. Revenue: $22k/yr
Avg Nightly Rate: $113

Cost to reproduce & long-term let

Asking price 53% above cost to reproduce — reproducing it would cost about $101k

How it compares in Bingin

  • Expected occupancy of 52% compares with a 71% median across 187 tracked Bingin villas.
  • Its expected nightly rate of $113 sits below the Bingin median of $209.
  • Brixfox ranks its projected net yield in the bottom half of the 185 live Bingin listings it tracks.
How Brixfox computes these figures

Investment Analysis

Experience the essence of tropical luxury with these beautifully designed two-bedroom villas available for lease in the sought-after area of Balangan, Bali

Price
$155,160
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Mediterranean style leasehold two bedroom property in Balangan area

Bingin · Balangan · Ref BF-407334Source · Kibarer · listed 9 Jul 2026
Asking price · Leasehold
$155,160
Listed 114 days ago
Net yield
5.9%
Fully managed · Non-resident tax
  • 53% above cost to reproduce · 39% below the Bingin median for 2-bedroom villas
  • 22-year lease · 1.4% after lease amortisation
Solid caseBrixfox read · from this listing's stored figures

This two-bedroom Balangan villa offers a 5.9% net yield based on a deep set of consistent comparables, representing a solid case for remote investors.

Why
Strengths
  • •Projected annual revenue of $21,583 with a 13.4% gross yield on the $160,901 all-in acquisition cost.
  • •High confidence in the net yield due to a deep and consistent set of market comparables.
  • •Located within the tourism zone where short-term holiday rental is permitted.
Risks
  • •The 22-year leasehold structure results in no resale value at the end of the term.
  • •The $154,873 asking price is 53% above the cost to reproduce the land and construction.
  • •Current occupancy is 52% with the property having been on the market for 3 months.

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 28 Oct 2026.

Cash yield while the lease runs — the villa returns to the landowner after 22 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
72 m²
Land
142 m²
Brixfox Score 81 · B+· top 50% Leasehold · 22 yrs leftFinancial analysis ↓
Short lease — 22 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 · 22 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.
5.9%
$9,440 net operating income /yr
Gross yield · all-in basis
13.4%
−7.5 pts in operating costs & local taxes
After lease amortisation:1.4%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 17.1 of 22 yrs
Before tax in your home country and financing costs. Estimates, not financial advice.
Modelled from Airbnb listings we track across Bingin — live calendar data.

Found on Airbnb

This exact villa, photo-verified at 95% confidence — its own track record, not a comp estimate

Verified

Its name, link and guest reviews are Pro evidence

53%booked
—rating
0reviews
$118asking / night

Pro evidence

Calendar-tracked performance

We track this exact listing's availability calendar daily. Over the recent 3-month window it was booked 53% of nights, and it asks $118/night. Based on partial calendar coverage. 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
$113
Expected booked rate (market-calibrated)
Expected occupancy
52%
Full-year estimate, market-calibrated
Projected annual revenue
$21,583
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
$2,931
PPAT notary (lease deed)$1,552
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
$161,194
+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
$21,583
Rental management
−$4,317
Booking channel fees
−$1,079
Utilities
−$1,079
Cleaning & laundry
−$1,079
Maintenance & repairs
−$1,079
Insurance
−$647
Guest supplies & consumables
−$432
Property tax (PBB)
−$272
PPh 4(2) final tax on rent
−$2,158
Net operating income
$9,440/yr
Net yield on all-in investment
5.9%

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 ÷ 22 yrs remaining−$7,327/yr
Net yield after lease amortisation1.4%
Payback vs remaining term17.1 yrs of 22 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 53% above cost to reproducecost ≈ $101kMedium confidence
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

Surroundings confirmed

Bingin · Balangan

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Independently Verified

Cross-checked across 1 platform

Location corroborated

An independent listing places this property within about 104 m of the agency's pin. This confirms the surroundings, not the exact address.

Also listed on

Airbnb

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.

Verdict

Score, and what could go wrong

Same net-yield basis as the financial analysis

Brixfox Score

81B
LocationAverage
Emerging or secondary location
Rental YieldStrong
5.9% net yield on all-in cost
OccupancyAverage
52% average occupancy
Nightly RateAverage
$113 per night
Visual AppealGood
7/10 visual appeal
Size & SpaceWeak
142 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
TenureGood
22 years remaining on lease
Strong net yield at 5.9% (fully managed, on all-in cost) — outperforms most villas in this market
In a tourism zone where short-term rental is permitted — eligible for a Pondok Wisata licence
Secondary location — rental demand may be lower than premium areas
Occupancy at 52% — factor in seasonal gaps

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

Risk & what-if

ScenarioOccupancyNet income /yrNet yield
-20 pts occupancy32%$5,7263.6%
-10 pts occupancy42%$7,5834.7%
Expected52%$9,4395.9%
+10 pts occupancy62%$11,2967.0%

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

Lease runway22 yearsCautionPlan an exit within ~7 years, while resale is still easy.
Payback10.5 yearsfrom net rent at the expected case
Ask Brixfox

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 two-bedroom Balangan villa offers a 5.9% net yield based on a deep set of consistent comparables, representing a solid case for remote investors.

Strengths
  • •Projected annual revenue of $21,583 with a 13.4% gross yield on the $160,901 all-in acquisition cost.
  • •High confidence in the net yield due to a deep and consistent set of market comparables.
  • •Located within the tourism zone where short-term holiday rental is permitted.
Risks
  • •The 22-year leasehold structure results in no resale value at the end of the term.
  • •The $154,873 asking price is 53% above the cost to reproduce the land and construction.
  • •Current occupancy is 52% with the property having been on the market for 3 months.

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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.