Luxury Under Construction 2 Bedrooms Villa For Sale Leasehold in Cepaka Bali with Rice Field Views
- 10% above the Tabanan median for 2-bedroom villas
This off-plan leasehold villa offers a 7.4% net yield based on 84 nearby Airbnb comparables, though the overall investment case is weak.
WhyHide
- •Projected annual revenue of $43,016 with a high occupancy rate of 73%
- •Short-term letting projects a net yield 6.3 points above the 4.9% long-term let alternative
- •High confidence in the yield model due to a deep set of 84 consistent Airbnb comparables
- •The Brixfox score is 52/100, indicating a weak case for this investment
- •Off-plan status means delivery and build quality are currently unproven
- •Leasehold ownership results in no resale value as the villa returns to the landowner when the lease ends
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 2.7 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 · unverifiedTabanan · Cepaka
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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 | 53% | $13,622 | 5.3% |
| -10 pts occupancy | 63% | $16,273 | 6.4% |
| Expected | 73% | $18,925 | 7.4% |
| +10 pts occupancy | 83% | $21,577 | 8.4% |
Brixfox Standard · Non-resident · Fully managed · net yield on all-in cost
Questions about this listing, answered from its data
Ask Brixfox about this property
Answers grounded in this listing's data, its Airbnb comps and the score breakdown.
This off-plan leasehold villa offers a 7.4% net yield based on 84 nearby Airbnb comparables, though the overall investment case is weak.
- •Projected annual revenue of $43,016 with a high occupancy rate of 73%
- •Short-term letting projects a net yield 6.3 points above the 4.9% long-term let alternative
- •High confidence in the yield model due to a deep set of 84 consistent Airbnb comparables
- •The Brixfox score is 52/100, indicating a weak case for this investment
- •Off-plan status means delivery and build quality are currently unproven
- •Leasehold ownership results in no resale value as the villa returns to the landowner when the lease ends
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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
Interested in this property?
Your Brixfox analysis goes with it, so you arrive as a qualified buyer, not a cold email. Where the agency takes inquiries through Brixfox it goes straight to the agent; otherwise it comes to the Brixfox team and we reply to you. Brixfox adds no fee.
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.