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Beautiful One Bedroom Leasehold Villa in the Peaceful Area of Pecatu - Uluwatu

Beautiful One Bedroom Leasehold Villa in the Peaceful Area of Pecatu - Uluwatu

Uluwatu, Bali

$166k

Price

7.3%

ROI

1

Bedrooms

42%

Occupancy

1 Bathrooms
Ownership: Leasehold
Land: 217 m²
Build: 94 m²
Est. Revenue: $18k/yr
Avg Nightly Rate: $115

Investment Analysis

Experience modern tropical living with this beautifully designed one-bedroom leasehold villa, located in the heart of Pecatu, Uluwatu—one of Bali's most desirable lifestyle and investment destinations

1-bedroom leasehold villa in Uluwatu — photo 1 of 5
Kibarer
1-bedroom leasehold villa in Uluwatu — photo 2 of 5
1-bedroom leasehold villa in Uluwatu — photo 3 of 5
1-bedroom leasehold villa in Uluwatu — photo 4 of 5
1-bedroom leasehold villa in Uluwatu — photo 5 of 5

Beautiful One Bedroom Leasehold Villa in the Peaceful Area of Pecatu - Uluwatu

Uluwatu · Uluwatu · Ref BF-314727 Source verified · Kibarer · listed 2 Jul 2026
Asking price · Leasehold
$165,562
View original listing
Ownership
Leasehold
Bedrooms
1
Bathrooms
1
Built area
94 m²
Land
217 m²
True net yield
3.3%
≈ $1,006/mo net after costs & tax
Cash yield while the lease runs — capital not recovered after 16 yrs
Lease-adjusted return
-2.9% / yr
over 16-yr lease, capital not recovered
Brixfox Score 37 · D
16 yrs left on lease
Short lease — 16 yrs left. The 3.3% net yield is cash income while the lease runs; your capital is not recovered when it ends. Adjusted for the lease decay, the real return is about -2.9%/yr — unless you extend the lease.
Modelled from Airbnb listings we track across Uluwatu — live calendar data. Projections are estimates, not financial advice.
Financial analysis
· Brixfox Standard · Non-resident · Fully managed
Leasehold · 16 yrs remaining
Fully managed is the Brixfox Standard shown on every card: a full-service manager whose commission includes the OTA/channel listing (not the cleaning cost — changeovers are funded by guest cleaning fees; you bear the residual). Self-managed drops the commission but pays the OTA host fee directly — and your own time.
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.
—
Awaiting comparable data
Gross yield · all-in basis
—
Before tax in your home country and financing costs. Estimates, not financial advice.

Revenue assumptions

Derived from the comparable Airbnb listings below. ADR reflects asking prices, not booked rates; occupancy comes from observed calendar availability.
Expected ADR
—
Asking-price basis
Expected occupancy
—
Projected annual revenue
—
ADR × occupancy × 365
Seasonal occupancy pattern
Peak Jul +25% · Low Feb -15%
J
F
M
A
M
J
J
A
S
O
N
D
Modelled monthly index (relative to the annual average) — replaced by measured per-market indices as calendar history matures.

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· 3.1% of price, auto-calculated
$5,112
Lease transfer & notarial admin (~1%)$1,656
Notary & registration$1,800
Legal fees$1,656
Renovation budget· Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.
$
Furniture & STR launch· default ≈ $15,900/bedroom
$
All-in investment
$203,024
+22.6% over asking

Where it sits — and the comps around it

The Airbnb listings behind the market evidence above, on the map. When our photo-matching identifies this exact property on Airbnb, its live listing appears below.

Location

Uluwatu

Uluwatu, Pin from agency listing

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Good
7.3% annual return
Occupancy
Weak
42% average occupancy
Nightly Rate
Average
$115 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Average
217 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
16 years remaining on lease

Top Highlights

Prime location in Uluwatu — high tourist traffic

Watch Out

Occupancy at 42% — factor in seasonal gaps
ADR of $115 limits revenue ceiling — consider repositioning potential

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
5.2%
$712/mo
40% occ.
6.9%
$958/mo
42% occ.
7.3%
$1,006/mo
current
52% occ.
9.1%
$1,251/mo

Lease Timeline

16 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 1 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
Turnkey Management

Your property, professionally managed

Buying from abroad? You won't lift a finger. A vetted local management partner is already connected to this listing — ready to run it as a short-stay rental from day one, so the Managed projections above are something you can actually rely on.

Vetted by Brixfox 6+ yrs operating 60+ properties managed ~2h guest response

Uluwatu Villa Care

Vetted

Bukit-peninsula clifftop & beach villa specialists

22%
Management fee
of rental revenue — already in your Managed figures

Boutique operator focused on the Bukit. Premium guest experience, transparent monthly reporting, and on-call maintenance for remote owners.

What the fee covers

  • Listing setup & optimisation (Airbnb, Booking.com, VRBO)
  • Dynamic pricing & revenue management
  • 24/7 multilingual guest communication
  • Guided check-in / check-out & key handling
  • Professional cleaning, laundry & restocking
  • Maintenance & repairs coordination
  • Monthly owner statements & payouts
  • Guest screening & damage protection
  • Pool & garden upkeep
  • Pondok wisata / STR licensing assistance
Visit Uluwatu Villa Care

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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.