Modern and Industrial Leasehold Villa in Pecatu

Modern and Industrial Leasehold Villa in Pecatu

Bali, Bali

$238k

Price

11.5%

ROI

3

Bedrooms

51%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 515 m²
Build: 330 m²
Est. Revenue: $98k/yr
Avg Nightly Rate: $525

Investment Analysis

Welcome to this modern and industrial-inspired villa situated in the vibrant area of Pecatu. This exceptional residence exudes contemporary elegance and embraces the bold elements of industrial design.

Kibarer
Bali / Pecatu

Modern and Industrial Leasehold Villa in Pecatu

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

Grade B investment — short-term rental yields 28.7% net return annually.

Go to Source via Kibarer

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
+23.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-4.8%
-$58K in 5yr (-24%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
28.7%
$5,692/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
4 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
3.5 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$525/night
50% ($263)Brixfox estimate($525/night)200% ($1050)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Yearly income
$68,298
Airbnb data$525/night · 51% occupancy
Rental income
$525/night · 51% occ.
$98,163
Running costs (20%)
Utilities, cleaning, maintenance
-$19,633
Income tax (10%)
Indonesian rental income tax
-$9,816
Property tax
Annual property tax
-$416
Net income
28.7% ROI
$68,298

Long-Term Rental

Yearly income
$16,907
31 comps
Rental income
$2,496/mo
$23,957
Agency fee (10%)
Finder's fee per tenant
-$2,396
Vacancy (~8%)
1.5mo gap per tenancy
-$1,843
Income tax (10%)
Indonesian rental income tax
-$2,396
Property tax
Annual property tax
-$416
Net income
7.1% ROI
$16,907

Short-term rental earns 4.0x more but requires active management.

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$237,654
BPHTB (freehold transfer tax)$11,883
Notary & registration$1,800
Legal / due diligence$2,377
Total acquisition costs$16,060
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$8,250
($0–$16,500)
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$42,900
All-in investment$304,864

Gross yield (asking)

41.3%

True gross yield (all-in)

32.2%

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 21 years remaining.

$2.3M$1.7M$1.1M$563K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $238KPeak 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 4: 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
$180K
-24%
16 years remaining
Rental Income
+$363K
Total Position
$543K
+128%
18.0%/yr
Year 10
Capital Value
$102K
-57%
11 years remaining
Rental Income
+$783K
Total Position
$885K
+273%
14.1%/yr
Year 15
Capital Value
$38K
-84%
6 years remaining
Rental Income
+$1.3M
Total Position
$1.3M
+450%
12.0%/yr
Year 20
Capital Value
$6K
-98%
1 years remaining
Rental Income
+$1.8M
Total Position
$1.8M
+675%
10.8%/yr

Location

Bali

Pecatu, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
28.7% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Strong
$525 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
515 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
21 years remaining on lease

Top Highlights

High rental yield at 28.7% — outperforms most villas in this market
Premium nightly rate of $525 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 51% — factor in seasonal gaps

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

31% occ.
17.4%
$3,455/mo
41% occ.
23.1%
$4,573/mo
51% occ.
28.7%
$5,692/mo
current
61% occ.
34.4%
$6,810/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.