TROPICAL 2 BEDROOM VILLA CLOSE TO NUNGGALAN BEACH FOR SALE LEASEHOLD IN PECATU BE-1116

TROPICAL 2 BEDROOM VILLA CLOSE TO NUNGGALAN BEACH FOR SALE LEASEHOLD IN PECATU BE-1116

Bali, Bali

$279k

Price

8.4%

ROI

2

Bedrooms

80%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 154 m²
Build: 148 m²
Est. Revenue: $36k/yr
Avg Nightly Rate: $124

Investment Analysis

Experience tropical luxury in this stunning villa in Pecatu, just minutes away from popular cafes, beach clubs, and the beautiful Nunggalan Beach. With modern elegance, this two-story villa features 2 bedrooms, 2 bathrooms with a luxurious bathtub, and a sunken living room, all topped off with a rooftop terrace offering breathtaking sunset views.

Bali Exception
Bali / Uluwatu - Pecatu

TROPICAL 2 BEDROOM VILLA CLOSE TO NUNGGALAN BEACH FOR SALE LEASEHOLD IN PECATU BE-1116

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
148 m²
Land Plot
154 m²
Tenure
Lease 28yr
Yield Curve Status

Grade B investment — long-term rental yields 9.8% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score60
GradeB
Brixfox Intelligence
60BStrong
Score Breakdown
ROI & Yield66%
Capital Growth63%
Risk Profile62%
Market Demand60%

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
+9.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.3%
+$4K in 5yr (+1%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.9%
$2,066/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
11.3 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$124/night
50% ($62)Brixfox estimate($124/night)200% ($247)
Occupancy
80%
10%Brixfox estimate(80%)100%

Short-Term Rental

Yearly income
$24,793
Airbnb data$124/night · 80% occupancy
Rental income
$124/night · 80% occ.
$36,116
Running costs (20%)
Utilities, cleaning, maintenance
-$7,223
Income tax (10%)
Indonesian rental income tax
-$3,612
Property tax
Annual property tax
-$488
Net income
8.9% ROI
$24,793

Long-Term Rental

Yearly income
$27,236
6 comps
Rental income
$3,994/mo
$38,342
Agency fee (10%)
Finder's fee per tenant
-$3,834
Vacancy (~8%)
1.5mo gap per tenancy
-$2,949
Income tax (10%)
Indonesian rental income tax
-$3,834
Property tax
Annual property tax
-$488
Net income
9.8% ROI
$27,236

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 28 years remaining.

$1.2M$918K$612K$306K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $279KPeak Capital Value: Yr 3 ($286K)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 10: 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
$283K
+1%
23 years remaining
Rental Income
+$132K
Total Position
$415K
+49%
8.2%/yr
Year 10
Capital Value
$246K
-12%
18 years remaining
Rental Income
+$284K
Total Position
$530K
+90%
6.6%/yr
Year 15
Capital Value
$158K
-43%
13 years remaining
Rental Income
+$461K
Total Position
$620K
+122%
5.5%/yr
Year 20
Capital Value
$73K
-74%
8 years remaining
Rental Income
+$666K
Total Position
$740K
+165%
5.0%/yr

Location

Bali

Uluwatu - Pecatu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
8.9% annual return
Occupancy
Strong
80% average occupancy
Nightly Rate
Good
$124 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
154 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
28 years remaining on lease

Top Highlights

Prime location in Uluwatu - Pecatu — high tourist traffic
High rental yield at 8.9% — outperforms most Bali villas
Strong occupancy at 80% — consistent booking demand

Watch Out

Compact plot at 154 m² — limited expansion potential
STR zoning not confirmed — verify before purchasing for short-term rental use

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

60% occ.
6.6%
$1,540/mo
70% occ.
7.8%
$1,803/mo
80% occ.
8.9%
$2,066/mo
current
90% occ.
10.0%
$2,329/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.