Charming Off Plan 3 bedrooms Villa in Pecatu For Sale

Charming Off Plan 3 bedrooms Villa in Pecatu For Sale

Bali, Bali

$20.37

Price

21.6%

ROI

3

Bedrooms

81%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 226 m²
Build: 120 m²
Est. Revenue: $109k/yr
Avg Nightly Rate: $369

Investment Analysis

Indulge in seaside living in our 17 fully furnished 3-bedroom villas, just a 6-minute walk from the beach. Each villa features a living room, kitchen, 3 bathrooms, and a private pool, offering the perfect blend of comfort and luxury.

Kibarer
Bali / Pecatu

Charming Off Plan 3 bedrooms Villa in Pecatu For Sale

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
120 m²
Land Plot
226 m²
Tenure
Lease 21yr
Yield Curve Status

Grade B investment — long-term rental yields 30.0% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score64
GradeB
Brixfox Intelligence
64BStrong
Score Breakdown
ROI & Yield70%
Capital Growth67%
Risk Profile66%
Market Demand64%

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.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+375094.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-4.8%
-$5 in 5yr (-24%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
30.0%
$6,367/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
1 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
0.0 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$369/night
50% ($184)Brixfox estimate($369/night)200% ($737)
Occupancy
81%
10%Brixfox estimate(81%)100%

Short-Term Rental

Yearly income
$76,409
Airbnb data$369/night · 81% occupancy
Rental income
$369/night · 81% occ.
$109,156
Running costs (20%)
Utilities, cleaning, maintenance
-$21,831
Income tax (10%)
Indonesian rental income tax
-$10,916
Property tax
Annual property tax
-$0
Net income
30.0% ROI
$76,409

Long-Term Rental

Yearly income
$34,491
7 comps
Rental income
$4,969/mo
$47,701
Agency fee (10%)
Finder's fee per tenant
-$4,770
Vacancy (~8%)
1.5mo gap per tenancy
-$3,669
Income tax (10%)
Indonesian rental income tax
-$4,770
Property tax
Annual property tax
-$0
Net income
30.0% ROI
$34,491

Short-term rental earns 2.2x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 21 years remaining.

$2.5M$1.9M$1.3M$630K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $20Peak 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 1: 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
$15
-24%
16 years remaining
Rental Income
+$406K
Total Position
$406K
+1991431%
624.2%/yr
Year 10
Capital Value
$9
-57%
11 years remaining
Rental Income
+$876K
Total Position
$876K
+4300041%
190.6%/yr
Year 15
Capital Value
$3
-84%
6 years remaining
Rental Income
+$1.4M
Total Position
$1.4M
+6976364%
110.3%/yr
Year 20
Capital Value
$0
-98%
1 years remaining
Rental Income
+$2.1M
Total Position
$2.1M
+10078973%
77.9%/yr

Location

Bali

Pecatu, Approximate area

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Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
30.0% annual return
Occupancy
Strong
81% average occupancy
Nightly Rate
Strong
$369 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
226 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
21 years remaining on lease

Top Highlights

High rental yield at 30.0% — outperforms most Bali villas
Strong occupancy at 81% — consistent booking demand
Premium nightly rate of $369 — positioned in the top tier

Watch Out

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.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

61% occ.
282642.3%
$4,798/mo
71% occ.
328871.0%
$5,583/mo
81% occ.
375099.7%
$6,367/mo
current
91% occ.
421328.5%
$7,152/mo

Lease Timeline

21 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 6 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.