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

6.4%

ROI

2

Bedrooms

54%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 154 m²
Build: 148 m²
Est. Revenue: $34k/yr
Avg Nightly Rate: $175

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 Score57
GradeB
Brixfox Intelligence
57BStrong
Score Breakdown
ROI & Yield63%
Capital Growth60%
Risk Profile59%
Market Demand57%

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
+8.7%
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
8.4%
$1,957/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
13 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
11.9 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$175/night
50% ($87)Brixfox estimate($175/night)200% ($349)
Occupancy
54%
10%Brixfox estimate(54%)100%

Short-Term Rental

Yearly income
$23,482
Airbnb data$175/night · 54% occupancy
Rental income
$175/night · 54% occ.
$34,243
Running costs (20%)
Utilities, cleaning, maintenance
-$6,849
Income tax (10%)
Indonesian rental income tax
-$3,424
Property tax
Annual property tax
-$488
Net income
8.4% ROI
$23,482

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.

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$279,000
BPHTB (freehold transfer tax)$13,950
Notary & registration$1,800
Legal / due diligence$2,790
Total acquisition costs$18,540
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$3,700
($0–$7,400)
Furnishing & STR launch
2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$35,700
All-in investment$336,940

Gross yield (asking)

12.3%

True gross yield (all-in)

10.2%

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.

$1.2M$869K$580K$290K$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 11: 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
+$125K
Total Position
$408K
+46%
7.9%/yr
Year 10
Capital Value
$246K
-12%
18 years remaining
Rental Income
+$269K
Total Position
$515K
+85%
6.3%/yr
Year 15
Capital Value
$158K
-43%
13 years remaining
Rental Income
+$437K
Total Position
$595K
+113%
5.2%/yr
Year 20
Capital Value
$73K
-74%
8 years remaining
Rental Income
+$631K
Total Position
$704K
+152%
4.7%/yr

Location

Bali

Uluwatu - Pecatu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
8.4% annual return
Occupancy
Average
54% average occupancy
Nightly Rate
Good
$175 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 8.4% — outperforms most villas in this market
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Occupancy at 54% — factor in seasonal gaps
Compact plot at 154 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

34% occ.
5.2%
$1,213/mo
44% occ.
6.8%
$1,585/mo
54% occ.
8.4%
$1,957/mo
current
64% 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.