READY NOW 1 BEDROOM VILLA FOR SALE LEASEHOLD IN PECATU BE-2355

READY NOW 1 BEDROOM VILLA FOR SALE LEASEHOLD IN PECATU BE-2355

Bali, Bali

$160k

Price

6.9%

ROI

1

Bedrooms

48%

Occupancy

1 Bathrooms
Ownership: leasehold
Land: 128 m²
Build: 55 m²
Est. Revenue: $15k/yr
Avg Nightly Rate: $87

Investment Analysis

Located in Ungasan, this villa is just under 10 minutes from Balangan Beach and Dreamland Beach, two of Bali’s most iconic surf and sunset destinations. Ungasan itself is a rapidly growing area in the Bukit Peninsula, known for its scenic limestone cliffs, pristine beaches, and a mix of local charm and modern developments.

Bali Exception
Bali / Ungasan

READY NOW 1 BEDROOM VILLA FOR SALE LEASEHOLD IN PECATU BE-2355

Inventory
1 Beds
Bathrooms
1 Baths
Built Area
55 m²
Land Plot
128 m²
Tenure
Lease 28yr
Yield Curve Status

Grade C+ investment — long-term rental yields 8.3% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score51
GradeC+
Brixfox Intelligence
51C+Moderate
Score Breakdown
ROI & Yield56%
Capital Growth54%
Risk Profile53%
Market Demand51%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+6.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.3%
+$2K in 5yr (+1%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.6%
$873/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
20 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
15.3 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$87/night
50% ($44)Brixfox estimate($87/night)200% ($175)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$10,481
Airbnb data$87/night · 48% occupancy
Rental income
$87/night · 48% occ.
$15,373
Running costs (20%)
Utilities, cleaning, maintenance
-$3,075
Income tax (10%)
Indonesian rental income tax
-$1,537
Property tax
Annual property tax
-$280
Net income
6.6% ROI
$10,481

Long-Term Rental

Yearly income
$13,281
7 comps
Rental income
$1,954/mo
$18,755
Agency fee (10%)
Finder's fee per tenant
-$1,875
Vacancy (~8%)
1.5mo gap per tenancy
-$1,443
Income tax (10%)
Indonesian rental income tax
-$1,875
Property tax
Annual property tax
-$280
Net income
8.3% ROI
$13,281

Long-term rental earns more with lower risk and less effort.

True all-in investment

What the headline asking price actually costs once mandatory taxes, fees, renovation, and furnishing are added. Yields rebased onto this number — closer to what you'll really earn against what you'll really pay.

Asking price$160,000
BPHTB (freehold transfer tax)$8,000
Notary & registration$1,800
Legal / due diligence$1,600
Total acquisition costs$11,400
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$1,375
($0–$2,750)
Furnishing & STR launch
1bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$28,500
All-in investment$201,275

Gross yield (asking)

9.6%

True gross yield (all-in)

7.6%

Bali estimates assume freehold (Hak Milik) acquisition via PT PMA. Leasehold (Hak Sewa) deals have lower transfer costs (~1% vs 5% BPHTB). Renovation rates calibrated to Bali contractor pricing. Working capital not included.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 28 years remaining.

$517K$388K$259K$129K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $160KPeak Capital Value: Yr 3 ($164K)Paid back2x Return
Leasehold value decline
Resale value of your property as the lease shortens. Drops steeply in the final years.
Rental income
Cumulative net rental earnings collected over time, growing with annual revenue increases.
Total return
Capital value + rental income. Your actual total position if you sold and kept all rent.
Paid back
Year 13: cumulative rental income has repaid the full purchase price.
Illiquid zone
Under 15 years remaining. Hard to sell — banks won't lend, fewer buyers, and steep discounts required.
Unsellable
Under 5 years remaining. Effectively worthless on the open market. No financing, no buyers.
Year 5
Capital Value
$162K
+1%
23 years remaining
Rental Income
+$56K
Total Position
$218K
+36%
6.4%/yr
Year 10
Capital Value
$141K
-12%
18 years remaining
Rental Income
+$120K
Total Position
$261K
+63%
5.0%/yr
Year 15
Capital Value
$91K
-43%
13 years remaining
Rental Income
+$195K
Total Position
$286K
+79%
3.9%/yr
Year 20
Capital Value
$42K
-74%
8 years remaining
Rental Income
+$282K
Total Position
$324K
+102%
3.6%/yr

Location

Bali

Ungasan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.6% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Average
$87 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
128 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
28 years remaining on lease

Top Highlights

Stunning visuals with 9/10 instagrammability — commands premium nightly rates
28+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 48% — factor in seasonal gaps

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
4.0%
$535/mo
40% occ.
5.4%
$721/mo
48% occ.
6.6%
$873/mo
current
58% occ.
7.9%
$1,060/mo

Lease Timeline

28 years remaining
Safe Zone

Your lease is in the safe zone. The property is liquid on the resale market and maintains strong valuation.

ℹ️

Financing note: Banks generally do not finance leasehold properties, regardless of the remaining duration. Buyers must purchase with cash or alternative financing.

25+ yr: Safe
15-25yr: Caution
<15yr: Illiquid

Data Sources & Methodology

ROI calculations use verified Brixfox Intelligence rental data from a 12-month trailing window. Opex: 20% owner-managed, 45% fully-managed. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Bali may impact actual yields.