STYLISH 2 BEDROOM VILLA NEAR DREAMLAND BEACH FOR SALE IN PECATU BALI BE-1154

STYLISH 2 BEDROOM VILLA NEAR DREAMLAND BEACH FOR SALE IN PECATU BALI BE-1154

Bali, Bali

$250k

Price

9.7%

ROI

2

Bedrooms

58%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 226 m²
Build: 110.9 m²
Est. Revenue: $51k/yr
Avg Nightly Rate: $243

Investment Analysis

Discover this stunning villa in Pecatu Uluwatu, ideally situated near excellent restaurants, charming cafes, and vibrant beach clubs. It's just a 5-minute motorbike ride to Dreamland Beach, 8 minutes to Bingin Beach, 2 minutes to New Kuta Golf, and 8 minutes to Bambu Fitness. This villa features a modern tropical design, with a land size of 226 sqm and a well-planned build size of 110.9 sqm. Inside, you'll find 2 bedrooms, 2 bathrooms, a living room, a kitchen, and a dining area. The villa's standout features include a sparkling swimming pool, a chic sunbed, and a fireplace, perfect for relaxing and entertaining.

Bali Exception
Bali / Uluwatu - Pecatu

STYLISH 2 BEDROOM VILLA NEAR DREAMLAND BEACH FOR SALE IN PECATU BALI BE-1154

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
110.9 m²
Land Plot
226 m²
Tenure
Lease 24yr
Yield Curve Status

Grade B+ investment — short-term rental yields 14.2% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score67
GradeB+
Brixfox Intelligence
67B+Strong
Score Breakdown
ROI & Yield74%
Capital Growth70%
Risk Profile69%
Market Demand67%

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
+12.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-1.6%
-$20K in 5yr (-8%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
14.2%
$2,964/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
7.0 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$243/night
50% ($121)Brixfox estimate($243/night)200% ($486)
Occupancy
58%
10%Brixfox estimate(58%)100%

Short-Term Rental

Yearly income
$35,571
Airbnb data$243/night · 58% occupancy
Rental income
$243/night · 58% occ.
$51,441
Running costs (20%)
Utilities, cleaning, maintenance
-$10,288
Income tax (10%)
Indonesian rental income tax
-$5,144
Property tax
Annual property tax
-$438
Net income
14.2% ROI
$35,571

Long-Term Rental

Yearly income
$32,926
6 comps
Rental income
$4,806/mo
$46,141
Agency fee (10%)
Finder's fee per tenant
-$4,614
Vacancy (~8%)
1.5mo gap per tenancy
-$3,549
Income tax (10%)
Indonesian rental income tax
-$4,614
Property tax
Annual property tax
-$438
Net income
13.2% ROI
$32,926

Short-term rental earns 1.1x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 24 years remaining.

$1.4M$1.1M$704K$352K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $250KPeak Capital Value: NowPaid 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 7: 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
$230K
-8%
19 years remaining
Rental Income
+$189K
Total Position
$419K
+67%
10.9%/yr
Year 10
Capital Value
$154K
-38%
14 years remaining
Rental Income
+$408K
Total Position
$562K
+125%
8.4%/yr
Year 15
Capital Value
$76K
-70%
9 years remaining
Rental Income
+$662K
Total Position
$738K
+195%
7.5%/yr
Year 20
Capital Value
$21K
-92%
4 years remaining
Rental Income
+$956K
Total Position
$977K
+291%
7.1%/yr

Location

Bali

Uluwatu - Pecatu, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
14.2% annual return
Occupancy
Average
58% average occupancy
Nightly Rate
Strong
$243 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
226 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
24 years remaining on lease

Top Highlights

Prime location in Uluwatu - Pecatu — high tourist traffic
High rental yield at 14.2% — outperforms most Bali villas
Premium nightly rate of $243 — positioned in the top tier

Watch Out

Occupancy at 58% — factor in seasonal gaps
Compact plot at 226 m² — limited expansion potential

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

38% occ.
9.3%
$1,930/mo
48% occ.
11.7%
$2,447/mo
58% occ.
14.2%
$2,964/mo
current
68% occ.
16.7%
$3,482/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.