OCEAN VIEW 3 BEDROOM VILLA FOR SALE LEASEHOLD IN PECATU BE-2420

OCEAN VIEW 3 BEDROOM VILLA FOR SALE LEASEHOLD IN PECATU BE-2420

Bali, Bali

$569k

Price

6.2%

ROI

3

Bedrooms

37%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 279 m²
Build: 198 m²
Est. Revenue: $40k/yr
Avg Nightly Rate: $300

Investment Analysis

Nestled in Pecatu, just minutes from Savaya, Sundays Beach Club, and the iconic Melasti Beach, this location offers the perfect balance of tranquility and accessibility, with world-renowned beach clubs, luxury resorts, and pristine white-sand shores all within easy reach.Inside, the villa showcases an elegant blend of modern architecture and natural…

Bali Exception
Bali / Uluwatu - Pecatu
Commercial Zone

OCEAN VIEW 3 BEDROOM VILLA FOR SALE LEASEHOLD IN PECATU BE-2420

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
198 m²
Land Plot
279 m²
Tenure
Lease 24yr
Yield Curve Status

Grade C+ investment — long-term rental yields 6.3% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score47
GradeC+
Brixfox Intelligence
47C+Moderate
Score Breakdown
ROI & Yield52%
Capital Growth49%
Risk Profile50%
Market Demand47%

The Brixfox Score is our proprietary AI-powered rating that evaluates rental ROI, capital appreciation potential, risk factors, and local market dynamics to give you a single investment quality metric.

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+3.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-1.6%
-$46K in 5yr (-8%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.8%
$2,272/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
23 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
20.9 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$300/night
50% ($150)Brixfox estimate($300/night)200% ($600)
Occupancy
37%
10%Brixfox estimate(37%)100%

Short-Term Rental

Yearly income
$27,270
Airbnb data$300/night · 37% occupancy
Rental income
$300/night · 37% occ.
$40,379
Running costs (20%)
Utilities, cleaning, maintenance
-$8,076
Income tax (10%)
Indonesian rental income tax
-$4,038
Property tax
Annual property tax
-$996
Net income
4.8% ROI
$27,270

Long-Term Rental

Yearly income
$35,677
5 comps
Rental income
$5,283/mo
$50,718
Agency fee (10%)
Finder's fee per tenant
-$5,072
Vacancy (~8%)
1.5mo gap per tenancy
-$3,901
Income tax (10%)
Indonesian rental income tax
-$5,072
Property tax
Annual property tax
-$996
Net income
6.3% ROI
$35,677

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$569,000
BPHTB (freehold transfer tax)$28,450
Notary & registration$1,800
Legal / due diligence$5,690
Total acquisition costs$35,940
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$4,950
($0–$9,900)
Furnishing & STR launch
3bd × $12,000 base + appliances, electronics, outdoor, licence, photography, linens.		$69,900
All-in investment$679,790

Gross yield (asking)

7.1%

True gross yield (all-in)

5.9%

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 24 years remaining.

$1.1M$810K$540K$270K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $569KPeak Capital Value: NowPaid back
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 17: 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
$523K
-8%
19 years remaining
Rental Income
+$145K
Total Position
$668K
+17%
3.3%/yr
Year 10
Capital Value
$352K
-38%
14 years remaining
Rental Income
+$313K
Total Position
$664K
+17%
1.6%/yr
Year 15
Capital Value
$173K
-70%
9 years remaining
Rental Income
+$507K
Total Position
$680K
+20%
1.2%/yr
Year 20
Capital Value
$47K
-92%
4 years remaining
Rental Income
+$733K
Total Position
$780K
+37%
1.6%/yr

Location

Bali

Uluwatu - Pecatu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Average
4.8% annual return
Occupancy
Weak
37% average occupancy
Nightly Rate
Strong
$300 per night
Visual Appeal
Strong
10/10 instagrammability
Size & Space
Average
279 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Good
24 years remaining on lease

Top Highlights

Prime location in Uluwatu - Pecatu — high tourist traffic
Premium nightly rate of $300 — positioned in the top tier
Stunning visuals with 10/10 instagrammability — commands premium nightly rates

Watch Out

Yield of 4.8% is near the market average — model your cashflow carefully
Occupancy at 37% — 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.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
3.9%
$1,834/mo
40% occ.
5.2%
$2,472/mo
37% occ.
4.8%
$2,272/mo
current
47% occ.
6.1%
$2,911/mo

Lease Timeline

24 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 9 years while the property is still easy to sell.

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.