Off Plan Three Bedroom Villa with mediteranian oasis concept in Pecatu

Off Plan Three Bedroom Villa with mediteranian oasis concept in Pecatu

Bali, Bali

$370k

Price

10.4%

ROI

3

Bedrooms

57%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 250 m²
Est. Revenue: $57k/yr
Avg Nightly Rate: $278

Investment Analysis

Step into mediteranian oasis with ,lush gardens , a sparkling swimming pool with size 20m2 , and a shaded gazebo - a tranquil blend of elegance and leisure . Enter a luxurious and functional kitchen and dining area with premium lighting , sleek countertops , and stylish island bench . A captivating feature wall and direct outdoor acsess create a seamless of indoor and outdoor living for entertaining and daily life . The living rooms offer with natural ventilation or AC while the sunken couch of the TV offers relaxation and entertainment . Direct acsess to the pool blurs indoor and outdoor boundaries for leisure and entertainment . Each bedrooms comes with its own bathroom , a comfortable queen-size bed , and efficient air conditioning for a peaceful night's sleep . These bedrooms offer a harmonious blend of style functionally in a tranquil haven where you can unwind and rejuvenate . Offer rooftop area where you can elevate your leisure in this rooftop oasis featuring a fully-equipped bar , a cozy built-in couch , a soothing sauna , and a refreshing ice bath . This rooftop seamlessly combines modern convenience with breathtaking natural beauty for a truly memorable and tranquil experience . Nestled in a prime location , this villa offers the perfect blend of proximity and tranquility . 2 minutes scooter ride will take you to the Padang Padang Beach , 10 minutes scooter you'll discover the hiddens gems of Bingin , Thomas , and Uluwatu beaches . 5 minute scooter ride you'll find eateries like Ours , Mason Uluwatu , Single Fin , and Lolas Mexican .

Kibarer
Bali / Pecatu

Off Plan Three Bedroom Villa with mediteranian oasis concept in Pecatu

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
0 m²
Land Plot
250 m²
Tenure
Lease 22yr
Yield Curve Status

Grade B investment — short-term rental yields 10.7% net return annually.

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The Investment

Brixfox Score55
GradeB
Brixfox Intelligence
55BStrong
Score Breakdown
ROI & Yield61%
Capital Growth58%
Risk Profile57%
Market Demand55%

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
+7.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-3.7%
-$68K in 5yr (-18%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.7%
$3,293/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
14 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
9.4 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$278/night
50% ($139)Brixfox estimate($278/night)200% ($555)
Occupancy
57%
10%Brixfox estimate(57%)100%

Short-Term Rental

Yearly income
$39,521
Airbnb data$278/night · 57% occupancy
Rental income
$278/night · 57% occ.
$57,384
Running costs (20%)
Utilities, cleaning, maintenance
-$11,477
Income tax (10%)
Indonesian rental income tax
-$5,738
Property tax
Annual property tax
-$648
Net income
10.7% ROI
$39,521

Long-Term Rental

Yearly income
$6,722
31 comps
Rental income
$1,062/mo
$10,193
Agency fee (10%)
Finder's fee per tenant
-$1,019
Vacancy (~8%)
1.5mo gap per tenancy
-$784
Income tax (10%)
Indonesian rental income tax
-$1,019
Property tax
Annual property tax
-$648
Net income
1.8% ROI
$6,722

Short-term rental earns 5.9x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 22 years remaining.

$1.4M$1.0M$694K$347K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $370KPeak 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 9: 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
$302K
-18%
17 years remaining
Rental Income
+$210K
Total Position
$512K
+38%
6.7%/yr
Year 10
Capital Value
$184K
-50%
12 years remaining
Rental Income
+$453K
Total Position
$637K
+72%
5.6%/yr
Year 15
Capital Value
$78K
-79%
7 years remaining
Rental Income
+$735K
Total Position
$813K
+120%
5.4%/yr
Year 20
Capital Value
$17K
-96%
2 years remaining
Rental Income
+$1.1M
Total Position
$1.1M
+191%
5.5%/yr

Location

Bali

Pecatu, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
10.7% annual return
Occupancy
Average
57% average occupancy
Nightly Rate
Strong
$278 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
250 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
22 years remaining on lease

Top Highlights

High rental yield at 10.7% — outperforms most Bali villas
Premium nightly rate of $278 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 57% — 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

37% occ.
6.8%
$2,111/mo
47% occ.
8.8%
$2,702/mo
57% occ.
10.7%
$3,293/mo
current
67% occ.
12.6%
$3,885/mo

Lease Timeline

22 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 7 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.