Luxury 3-Bedroom Off-Plan Villa with Private Pool in Pecatu

Luxury 3-Bedroom Off-Plan Villa with Private Pool in Pecatu

Bali, Bali

$363k

Price

5.2%

ROI

3

Bedrooms

50%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 358 m²
Build: 96 m²
Est. Revenue: $68k/yr
Avg Nightly Rate: $378

Investment Analysis

Discover the perfect blend of modern elegance and tropical serenity with this stunning off-plan 3-bedroom villa in the heart of Pecatu.

Kibarer
Bali / Pecatu

Luxury 3-Bedroom Off-Plan Villa with Private Pool in Pecatu

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
96 m²
Land Plot
358 m²
Tenure
Lease 28yr
Yield Curve Status

Grade C investment — short-term rental yields 13.0% net return annually.

Go to Source via Kibarer

The Investment

Brixfox Score38
GradeC
Brixfox Intelligence
38CModerate
Score Breakdown
ROI & Yield42%
Capital Growth40%
Risk Profile41%
Market Demand38%

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
+13.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.3%
+$5K in 5yr (+1%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
13.0%
$3,927/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
7.7 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$378/night
50% ($189)Brixfox estimate($378/night)200% ($755)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Yearly income
$47,125
Airbnb data$378/night · 50% occupancy
Rental income
$378/night · 50% occ.
$68,230
Running costs (20%)
Utilities, cleaning, maintenance
-$13,646
Income tax (10%)
Indonesian rental income tax
-$6,823
Property tax
Annual property tax
-$636
Net income
13.0% ROI
$47,125

Long-Term Rental

Yearly income
$7,473
31 comps
Rental income
$1,168/mo
$11,215
Agency fee (10%)
Finder's fee per tenant
-$1,121
Vacancy (~8%)
1.5mo gap per tenancy
-$863
Income tax (10%)
Indonesian rental income tax
-$1,121
Property tax
Annual property tax
-$636
Net income
2.1% ROI
$7,473

Short-term rental earns 6.3x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 28 years remaining.

$2.3M$1.7M$1.2M$582K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $363KPeak Capital Value: Yr 3 ($372K)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 8: 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
$369K
+1%
23 years remaining
Rental Income
+$250K
Total Position
$619K
+70%
11.2%/yr
Year 10
Capital Value
$321K
-12%
18 years remaining
Rental Income
+$540K
Total Position
$861K
+137%
9.0%/yr
Year 15
Capital Value
$206K
-43%
13 years remaining
Rental Income
+$876K
Total Position
$1.1M
+198%
7.5%/yr
Year 20
Capital Value
$96K
-74%
8 years remaining
Rental Income
+$1.3M
Total Position
$1.4M
+275%
6.8%/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
13.0% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Strong
$378 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Good
358 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
28 years remaining on lease

Top Highlights

High rental yield at 13.0% — outperforms most Bali villas
Premium nightly rate of $378 — positioned in the top tier
28+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 50% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
7.8%
$2,359/mo
40% occ.
10.4%
$3,163/mo
50% occ.
13.0%
$3,927/mo
current
60% occ.
15.6%
$4,731/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.