Boho-Chic Oasis: Stunning 2-Bedroom Villa for Sale in Dalung

Boho-Chic Oasis: Stunning 2-Bedroom Villa for Sale in Dalung

Bali, Bali

$1.1M

Price

2

Bedrooms

72%

Occupancy

2 Bathrooms
Ownership: Leasehold
Land: 687 m²
Build: 505 m²
Est. Revenue: $36k/yr
Avg Nightly Rate: $137

Cost to reproduce & long-term let

Long-term rental alternative: ~$16k/yr gross rent

Short-term and long-term letting project about the same net return.

Investment Analysis

Unique leasehold villa for sale in Dalung, Bali — 2 beds, bohemian-modern interiors, fully furnished & minutes from Canggu. Code: IPB01271

Price
$1,140,229
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2-bedroom leasehold villa in Bali — photo 1 of 5
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Boho-Chic Oasis: Stunning 2-Bedroom Villa for Sale in Dalung

Bali · Ref BF-562401Source · Bali Villa Realty · listed 23 Jul 2026
Asking price · Leasehold
$1,140,229
Listed 99 days ago
Net yield
0.5%
Fully managed · Non-resident tax
  • 395% above the Bali median for 2-bedroom villas
Weak caseBrixfox read · from this listing's stored figures

This 2-bedroom villa offers a 0.5% net yield based on 97 nearby Airbnb comparables, representing a weak case for remote investors.

Why
Strengths
  • •Projected occupancy is 72% with an average daily rate of $137
  • •High confidence in data based on a deep and consistent set of 97 nearby Airbnb comparables
  • •Large 687 m² land plot with 505 m² of built space for a 2-bedroom property
Risks
  • •The 0.5% net yield is very low for a leasehold with no resale value at the end
  • •Leasehold ownership has only 28 years remaining before the villa returns to the landowner
  • •Zoning has not been checked for this property

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 28 yrs, with no resale value
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Ownership
Leasehold
Bedrooms
2
Bathrooms
2
Built area
505 m²
Land
687 m²
Brixfox Score 48 · C Leasehold · 28 yrs leftFinancial analysis ↓
Return thins after lease amortisation. 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 · 28 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.
0.5%
$5,837 net operating income /yr
Gross yield · all-in basis
3.1%
−2.6 pts in operating costs & local taxes
After lease amortisation:-3.1%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 does not repay it within the lease: 200.4 of 28 yrs
Before tax in your home country and financing costs. Estimates, not financial advice.
Modelled from Airbnb listings we track across Bali — live calendar data.

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.
Expected ADR
$137
Expected booked rate (market-calibrated)
Expected occupancy
72%
Full-year estimate, market-calibrated
Projected annual revenue
$35,903
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· 2.2% of price, auto-calculated
$24,604
Lease transfer & notarial admin (~1%)$11,402
Notary & registration$1,800
Legal fees$11,402
Renovation budget· Move-in ready. No renovation budgeted.
$
Furniture & STR launch· default STR launch only (delivered furnished)
$
All-in investment
$1,169,633
+2.6% 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
$35,903
Management fee
% of revenue−$7,181
OTA / channel fees
% of revenue−$1,795
Staff & local operations
% of revenue$0
Cleaning (net of guest fees)
% of revenue−$1,436
Utilities, insurance & consumables
% of revenue−$2,872
Lodging / tourist tax
% of revenue−$3,590
Maintenance reserve
% of price−$11,402
Annual property tax
% of price−$1,140
Local income tax
% of profit−$649
Net operating income
$5,837/yr
Net yield on all-in investment
0.5%
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 ÷ 28 yrs remaining−$41,773/yr
Net yield after lease amortisation-3.1%
Payback vs remaining term200.4 yrs of 28 yrs
At these assumptions the rental income does not recover the all-in investment before the lease expires.

Cost to reproduce & the long-term-let alternative

What it would cost to reproduce this villa, and what a yearly tenant would pay
Long-term rental alternative: ~$16k/yr gross rent0.5% net yieldHigh confidence

The two are within 0.0 points of each other on net yield.

Evidence

Where it sits, and who confirms it

Comp table: Market evidence ↑ in Financials

Location

Agency pin · unverified

Bali

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Verdict

Score, and what could go wrong

Brixfox Score

48C
LocationAverage
Emerging or secondary location
Rental YieldWeak
0.5% net yield on all-in cost
OccupancyGood
72% average occupancy
Nightly RateGood
$137 per night
Visual AppealStrong
8/10 visual appeal
Size & SpaceStrong
687 m² land area
ZoningAverage
STR zoning not confirmed
TenureGood
28 years remaining on lease
Stunning visuals (8/10) — commands premium nightly rates
Generous 687 m² land — room for expansion or amenities
Secondary location — rental demand may be lower than premium areas
Net yield of 0.5% (fully managed, on all-in cost) is below the market average — model your cashflow carefully

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 occupancy52%$1,0810.1%
-10 pts occupancy62%$3,4590.3%
Expected72%$5,8380.5%
+10 pts occupancy82%$8,2160.7%

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

Lease runway28 yearsSafe zoneLiquid on resale; banks still do not finance leaseholds — plan for cash.
Payback49.3 yearsfrom net rent at the expected case
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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 2-bedroom villa offers a 0.5% net yield based on 97 nearby Airbnb comparables, representing a weak case for remote investors.

Strengths
  • •Projected occupancy is 72% with an average daily rate of $137
  • •High confidence in data based on a deep and consistent set of 97 nearby Airbnb comparables
  • •Large 687 m² land plot with 505 m² of built space for a 2-bedroom property
Risks
  • •The 0.5% net yield is very low for a leasehold with no resale value at the end
  • •Leasehold ownership has only 28 years remaining before the villa returns to the landowner
  • •Zoning has not been checked for this property

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This listing's itemised cost stack isn't available right now, so the page shows an approximate model. The report only underwrites the stored, itemised figures; it returns when the listing is re-scored.

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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.