Off-Plan Stunning 2 Bedroom Villa for Sale Leasehold in Bali Nusa Dua
- 181% above cost to reproduce · 2% above the Nusa Dua median for 2-bedroom villas
- 29-year lease · 0.9% after lease amortisation
A 4.3% net yield based on 43 Airbnb comparables suggests a weak case for this $284,647 off-plan investment in Nusa Dua.
WhyHide
- •Short-term letting projects 3.6 points above the 2.9% net yield for a long-term let alternative
- •High confidence in revenue projections based on a deep, consistent set of 43 nearby Airbnb comparables
- •The asking price is 181% above the cost to reproduce the land and construction
- •The 29-year leasehold offers no resale value at the end of the term
- •Off-plan status means delivery and build quality are unproven, and zoning is not checked
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.
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
No Airbnb match on file
We have not confirmed this exact villa on Airbnb, so it carries no operating history here. The figures above rest on the comparable set — a launch scenario, not a track record.
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.
Cost to reproduce & the long-term-let alternative
Short-term letting projected to outperform long-term by 1.5 points.
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
Agency pin · unverifiedNusa Dua
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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 | 39% | $7,946 | 2.8% |
| -10 pts occupancy | 49% | $10,106 | 3.6% |
| Expected | 59% | $12,267 | 4.3% |
| +10 pts occupancy | 69% | $14,428 | 5.1% |
Brixfox Standard · Non-resident · Fully managed · net yield on all-in cost
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.
A 4.3% net yield based on 43 Airbnb comparables suggests a weak case for this $284,647 off-plan investment in Nusa Dua.
- •Short-term letting projects 3.6 points above the 2.9% net yield for a long-term let alternative
- •High confidence in revenue projections based on a deep, consistent set of 43 nearby Airbnb comparables
- •The asking price is 181% above the cost to reproduce the land and construction
- •The 29-year leasehold offers no resale value at the end of the term
- •Off-plan status means delivery and build quality are unproven, and zoning is not checked
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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.