Charming Off Plan 3 bedrooms Villa in Pecatu For Sale

Charming Off Plan 3 bedrooms Villa in Pecatu For Sale

Ungasan, Bali

$331k

Price

3

Bedrooms

66%

Occupancy

3 Bathrooms
Ownership: Leasehold
Land: 226 m²
Build: 120 m²
Est. Revenue: $47k/yr
Avg Nightly Rate: $195

Cost to reproduce & long-term let

Long-term rental alternative: ~$22k/yr gross rent

Short-term letting is projected to out-earn a long-term let.

How it compares in Ungasan

  • Expected occupancy of 66% compares with a 65% median across 568 tracked Ungasan villas.
  • Its expected nightly rate of $195 sits above the Ungasan median of $107.
  • Brixfox ranks its projected net yield in the top 25% of the 568 live Ungasan listings it tracks.
How Brixfox computes these figures

Investment Analysis

Indulge in seaside living in our 17 fully furnished 3-bedroom villas, just a 6-minute walk from the beach

Price
$330,871
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3-bedroom leasehold villa in Ungasan — photo 1 of 5
Kibarer
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3-bedroom leasehold villa in Ungasan — photo 2 of 5
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3-bedroom leasehold villa in Ungasan — photo 3 of 5
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3-bedroom leasehold villa in Ungasan — photo 4 of 5
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3-bedroom leasehold villa in Ungasan — photo 5 of 5
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Charming Off Plan 3 bedrooms Villa in Pecatu For Sale

Ungasan · Pecatu · Ref BF-14795Source · Kibarer · listed 30 May 2026
Asking price · Leasehold
$330,871
Listed 167 days ago
Net yield
6.0%
Fully managed · Non-resident tax
Cash yield while the lease runs — the villa returns to the landowner after 21.5 yrs, with no resale value
Inquire about this property
  • 3% above the Ungasan median for 3-bedroom villas
  • 21.5-year lease · 1.3% after lease amortisation
Mixed caseBrixfox read · from this listing's stored figures

This off-plan villa offers a 6% net yield based on 97 nearby Airbnb comparables, representing a mixed case for remote investors.

Why
Strengths
  • •Short-term letting projects a 2.2 point premium over the 3.8% net yield for a long-term let alternative.
  • •High confidence in the 6% net yield projection due to a deep, consistent set of 97 Airbnb comparables.
  • •Projected annual revenue of $46,972 is supported by a 66% occupancy rate and a $195 average daily rate.
Risks
  • •The 21.5-year leasehold has no resale value at the end, meaning the net yield is the only cash return.
  • •As an off-plan project, the build quality and delivery of the 120 m² villa remain unproven.
  • •Zoning has not been checked and the property has remained on the market for 5 months.

Written by an AI model from this listing's stored figures and checked against them, never from figures of its own. Information, not advice. Generated 11 Nov 2026.

Want this analysis as an underwriting report (PDF)?

The page’s own figures, line by line · Every purchase cost and the all-in total · Occupancy and offer-price what-ifs · Bali ownership, tax and letting rules

Ownership
Leasehold
Bedrooms
3
Bathrooms
3
Built area
120 m²
Land
226 m²
Brixfox Score 66 · B· top 70% Leasehold · 21.5 yrs leftFinancial analysis ↓
Short lease — 21.5 yrs left. The net yield below is cash income while the lease runs; the villa returns to the landowner when it ends, so there is no resale value — see “after lease amortisation” in the analysis.
Financials

What it earns, what it costs to own, and the net yield

Financial analysis
· Brixfox Standard · Non-resident · Fully managed
Leasehold · 21.5 yrs remaining
Fully managed is the Brixfox Standard shown on every card: a full-service manager's commission, charged on top of the Airbnb/Booking channel fees (not the cleaning cost — changeovers are funded by guest cleaning fees; you bear the residual). Self-managed drops the commission; the channel fees stay, because the platform is paid whoever manages, and you pay staff/local operations, a higher cleaning residual and your own time directly. Both scenarios divide the SAME gross revenue — the toggle changes the cost stack, not the revenue. That revenue is observed from actively-operated comps, so self-managed assumes you match their performance.Both scenarios share the same projected revenue — the toggle changes who runs the property and what that costs, not what it earns.
Net yieldNet operating income ÷ all-in investment. After local operating taxes; before home-country personal tax and financing costs. Modelled from observed market performance of comparable Airbnb listings.
6.0%
$20,558 net operating income /yr
Gross yield · all-in basis
13.7%
−7.7 pts in operating costs & local taxes
After lease amortisation:1.3%A leasehold expires; we amortise your all-in investment straight-line over the remaining term. This is the honest return on a wasting asset — most tools ignore it.Rent repays your investment in 16.6 of 21.5 yrs
Before tax in your home country and financing costs. Estimates, not financial advice.
Modelled from Airbnb listings we track across Ungasan — live calendar data.

No Airbnb match on file

We have not confirmed this exact villa on Airbnb, so it carries no operating history here. The figures above rest on the comparable set — a launch scenario, not a track record.

Revenue assumptions

Derived from the comparable Airbnb listings below. The headline ADR is the expected BOOKED rate — nearby asking prices corrected by our measured, market-calibrated asking-to-booked factor. Occupancy is calibrated against tracked reference homes nearby. Comp cards below show raw asking prices.
Expected ADR
$195
Expected booked rate (market-calibrated)
Expected occupancy
66%
Full-year estimate, market-calibrated
Projected annual revenue
$46,972
ADR × occupancy × 365
Seasonal occupancy pattern
Peak Aug +16% · Low Jan -13%
J
F
M
A
M
J
J
A
S
O
N
D
Monthly occupancy relative to the annual average, measured over three years in Canggu.

Investment basis

The true all-in acquisition cost — asking price plus purchase costs, renovation and furnishing. Every yield on this page is computed against this total, not the asking price.
Adjust the figures to your deal — yields recalculate live.
Purchase price· asking · leasehold
$
Acquisition costs· 1.4% of price, auto-calculated
$4,691
PPAT notary (lease deed)$3,309
Legal due diligence$1,382
Buyer-side agent fee· paid by the seller$0
Lease tax· customarily the lessor’s; confirm in the lease$0
Renovation budget· no measured Bali basis — enter your own quote
$
Furniture & STR launch
$
All-in investment
$342,179
+3.4% over asking
Fully managed scenarioSwitch the scenario with the toggle at the top of the financial analysis — it drives every figure in this section. Gross revenue is identical in both scenarios (the comps' observed performance); the Villa Scorecard and risk panels elsewhere on the page always quote the fully-managed Brixfox Standard.
Gross annual revenue
$46,972
Rental management
−$9,394
Booking channel fees
−$2,349
Utilities
−$2,349
Cleaning & laundry
−$2,349
Maintenance & repairs
−$2,349
Insurance
−$1,409
Guest supplies & consumables
−$939
Property tax (PBB)
−$579
PPh 4(2) final tax on rent
−$4,697
Net operating income
$20,558/yr
Net yield on all-in investment
6.0%

Income tax is PPh 4(2), Indonesia's final tax on rent, at 10% of gross. The regional hotel tax (PBJT, formerly PB1/PHR) is not charged: whether it applies depends on how the villa is licensed and let, so confirm it with your notary. Financing is not modelled.

Leasehold economics
A leasehold expires — the villa returns to the landowner and has no resale value at the end of the term. We write the all-in investment off straight-line over the remaining years and show the return after that annual cost. Most tools ignore this.
Lease amortisation · all-in ÷ 21.5 yrs remaining−$15,915/yr
Net yield after lease amortisation1.3%
Payback vs remaining term16.6 yrs of 21.5 yrs

Cost to reproduce & the long-term-let alternative

What it would cost to reproduce this villa, and what a yearly tenant would pay
Long-term rental alternative: ~$22k/yr gross rent3.8% net yieldLow confidence

Short-term letting projected to outperform long-term by 2.2 points.

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The page’s own figures, line by line · Every purchase cost and the all-in total · Occupancy and offer-price what-ifs · Bali ownership, tax and letting rules

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Evidence

Where it sits, and who confirms it

Comp table: Market evidence ↑ in Financials

Location

Agency pin · unverified

Ungasan · Pecatu

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Verdict

Score, and what could go wrong

Same net-yield basis as the financial analysis

Brixfox Score

66B
LocationAverage
Emerging or secondary location
Rental YieldStrong
6.0% net yield on all-in cost
OccupancyGood
66% average occupancy
Nightly RateGood
$195 per night
Visual AppealStrong
8/10 visual appeal
Size & SpaceAverage
226 m² land area
ZoningAverage
STR zoning not confirmed
TenureGood
21.5 years remaining on lease
Strong net yield at 6.0% (fully managed, on all-in cost) — outperforms most villas in this market
Stunning visuals (8/10) — commands premium nightly rates
Secondary location — rental demand may be lower than premium areas
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.

Risk & what-if

ScenarioOccupancyNet income /yrNet yield
-20 pts occupancy46%$14,1484.1%
-10 pts occupancy56%$17,3535.1%
Expected66%$20,5586.0%
+10 pts occupancy76%$23,7636.9%

Brixfox Standard · Non-resident · Fully managed · net yield on all-in cost

Lease runway21.5 yearsCautionPlan an exit within ~6.5 years, while resale is still easy.
Off-planCompletion riskask for the build timeline, payment schedule and building permit
Payback16.6 yearsfrom net rent at the expected case
Ask Brixfox

Questions about this listing, answered from its data

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Answers grounded in this listing's data, its Airbnb comps and the score breakdown.

Opening read · generated from this listing's data

This off-plan villa offers a 6% net yield based on 97 nearby Airbnb comparables, representing a mixed case for remote investors.

Strengths
  • •Short-term letting projects a 2.2 point premium over the 3.8% net yield for a long-term let alternative.
  • •High confidence in the 6% net yield projection due to a deep, consistent set of 97 Airbnb comparables.
  • •Projected annual revenue of $46,972 is supported by a 66% occupancy rate and a $195 average daily rate.
Risks
  • •The 21.5-year leasehold has no resale value at the end, meaning the net yield is the only cash return.
  • •As an off-plan project, the build quality and delivery of the 120 m² villa remain unproven.
  • •Zoning has not been checked and the property has remained on the market for 5 months.

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Villa Underwriting Report

PDF report · one-time purchase · this property

  • The page’s own figures, line by line
  • Every purchase cost and the all-in total
  • Occupancy and offer-price what-ifs
  • Bali ownership, tax and letting rules

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Modelled from live Airbnb calendar data around this property · operating costs per line, editable in the P&L · estimates, not financial advice.Data sources & methodology ›

ROI calculations use Brixfox Intelligence rental data from tracked Airbnb calendars. Operating costs are modelled per line — Airbnb/Booking channel fees whoever manages, then either a full-service management commission or the staff/local operations a self-managing owner buys back, cleaning residual, utilities & insurance, local taxes — with every rate editable in the Financial analysis P&L above. Gross revenue is identical in both management scenarios. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Bali may impact actual yields.