Beautiful 1-Bedroom Villa Investment in Prime Bingin

Beautiful 1-Bedroom Villa Investment in Prime Bingin

Bingin, Bali

$209k

Price

1

Bedrooms

54%

Occupancy

1 Bathrooms
Ownership: Leasehold
Land: 80 m²
Build: 66 m²
Est. Revenue: $32k/yr
Avg Nightly Rate: $165

Cost to reproduce & long-term let

Asking price 109% above cost to reproduce — reproducing it would cost about $101k

How it compares in Bingin

  • Expected occupancy of 54% compares with a 71% median across 187 tracked Bingin villas.
  • Its expected nightly rate of $165 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

For sale PPV4952: Leasehold Villa in Bingin at IDR 3.8 Billion (USD 213K). 1 BR, 1.5 BA, 66 m², 0.8 Are land, 27.5 Years Lease & legal titles verified. Contact PROPERTIA now!

Price
$209,290
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Propertia
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Beautiful 1-Bedroom Villa Investment in Prime Bingin

Bingin · Ref BF-438773Source · Propertia · listed 11 Jul 2026
Asking price · Leasehold
$209,290
Listed 112 days ago
Net yield
6.6%
Fully managed · Non-resident tax
  • Its own Airbnb: booked 55% of nights in its 3-month window · 13 reviews at 4.8 · calendar read 12 Oct
  • 109% above cost to reproduce · 5% above the Bingin median for 1-bedroom villas
  • 27.5-year lease · 3.0% after lease amortisation
Cash yield while the lease runs — the villa returns to the landowner after 27.5 yrs, with no resale value
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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
1
Bathrooms
1
Built area
66 m²
Land
80 m²
Brixfox Score 87 · A· top 30% Leasehold · 27.5 yrs leftFinancial analysis ↓
Financials

What it earns, what it costs to own, and the net yield

Financial analysis
· Brixfox Standard · Non-resident · Fully managed
Leasehold · 27.5 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.
6.6%
$14,216 net operating income /yr
Gross yield · all-in basis
14.9%
−8.3 pts in operating costs & local taxes
After lease amortisation:3.0%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 15.3 of 27.5 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 98% confidence — its own track record, not a comp estimate

Verified

Its name, link and guest reviews are Pro evidence

55%booked
4.8rating
13reviews
$172asking / night

Pro evidence

Calendar-tracked performance

We track this exact listing's availability calendar daily. Over the recent 3-month window it was booked 55% of nights, and it asks $172/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
$165
Expected booked rate (market-calibrated)
Expected occupancy
54%
Full-year estimate, market-calibrated
Projected annual revenue
$32,405
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· 1.7% of price, auto-calculated
$3,472
PPAT notary (lease deed)$2,093
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
$216,948
+3.7% 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
$32,405
Rental management
−$6,481
Booking channel fees
−$1,620
Utilities
−$1,620
Cleaning & laundry
−$1,620
Maintenance & repairs
−$1,620
Insurance
−$972
Guest supplies & consumables
−$648
Property tax (PBB)
−$366
PPh 4(2) final tax on rent
−$3,241
Net operating income
$14,216/yr
Net yield on all-in investment
6.6%

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 ÷ 27.5 yrs remaining−$7,889/yr
Net yield after lease amortisation3.0%
Payback vs remaining term15.3 yrs of 27.5 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 109% above cost to reproducecost ≈ $101kLow 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

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Independently Verified

Cross-checked across 1 platform

Location corroborated

An independent listing places this property within about 15 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

87A
LocationAverage
Emerging or secondary location
Rental YieldStrong
6.6% net yield on all-in cost
OccupancyAverage
54% average occupancy
Nightly RateGood
$165 per night
Visual AppealStrong
9/10 visual appeal
Size & SpaceWeak
80 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
27.5 years remaining on lease
Strong net yield at 6.6% (fully managed, on all-in cost) — outperforms most villas in this market
Stunning visuals (9/10) — commands premium nightly rates
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 54% — 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 occupancy34%$8,8074.1%
-10 pts occupancy44%$11,5125.3%
Expected54%$14,2166.6%
+10 pts occupancy64%$16,9207.8%

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

Lease runway27.5 yearsSafe zoneLiquid on resale; banks still do not finance leaseholds — plan for cash.
Payback9.4 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.