MODERN 1 BEDROOM VILLA FOR SALE LEASEHOLD IN PECATU BE-1130

MODERN 1 BEDROOM VILLA FOR SALE LEASEHOLD IN PECATU BE-1130

Bali, Bali

$165k

Price

7.7%

ROI

1

Bedrooms

47%

Occupancy

1 Bathrooms
Ownership: leasehold
Land: 120 m²
Build: 73 m²
Est. Revenue: $21k/yr
Avg Nightly Rate: $122

Investment Analysis

Located in Pecatu, South Kuta, Badung Regency, Bali, this stylish 1-bedroom villa offers the perfect combination of privacy and convenience. Just a short drive from world-famous beaches like Dreamland, Bingin, and Padang Padang, as well as Uluwatu’s lively cafés and restaurants, it’s an ideal base for enjoying Bali’s laid-back lifestyle.

Bali Exception
Bali / Uluwatu - Pecatu

MODERN 1 BEDROOM VILLA FOR SALE LEASEHOLD IN PECATU BE-1130

Inventory
1 Beds
Bathrooms
1 Baths
Built Area
73 m²
Land Plot
120 m²
Tenure
Lease 22yr
Yield Curve Status

Grade C+ investment — long-term rental yields 11.4% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score46
GradeC+
Brixfox Intelligence
46C+Moderate
Score Breakdown
ROI & Yield51%
Capital Growth48%
Risk Profile49%
Market Demand46%

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
+5.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-3.7%
-$30K in 5yr (-18%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.8%
$1,212/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
17 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
11.3 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$122/night
50% ($61)Brixfox estimate($122/night)200% ($245)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Yearly income
$14,546
Airbnb data$122/night · 47% occupancy
Rental income
$122/night · 47% occ.
$21,193
Running costs (20%)
Utilities, cleaning, maintenance
-$4,239
Income tax (10%)
Indonesian rental income tax
-$2,119
Property tax
Annual property tax
-$289
Net income
8.8% ROI
$14,546

Long-Term Rental

Yearly income
$18,742
7 comps
Rental income
$2,742/mo
$26,319
Agency fee (10%)
Finder's fee per tenant
-$2,632
Vacancy (~8%)
1.5mo gap per tenancy
-$2,025
Income tax (10%)
Indonesian rental income tax
-$2,632
Property tax
Annual property tax
-$289
Net income
11.4% ROI
$18,742

Long-term rental earns more with lower risk and less effort.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 22 years remaining.

$511K$383K$255K$128K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $165KPeak 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 10: 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
$135K
-18%
17 years remaining
Rental Income
+$77K
Total Position
$212K
+28%
5.1%/yr
Year 10
Capital Value
$82K
-50%
12 years remaining
Rental Income
+$167K
Total Position
$249K
+51%
4.2%/yr
Year 15
Capital Value
$35K
-79%
7 years remaining
Rental Income
+$271K
Total Position
$305K
+85%
4.2%/yr
Year 20
Capital Value
$7K
-96%
2 years remaining
Rental Income
+$391K
Total Position
$398K
+141%
4.5%/yr

Location

Bali

Uluwatu - Pecatu, Approximate area

Loading Map...

Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
8.8% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Good
$122 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
120 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
22 years remaining on lease

Top Highlights

Prime location in Uluwatu - Pecatu — high tourist traffic
High rental yield at 8.8% — outperforms most Bali villas

Watch Out

Occupancy at 47% — factor in seasonal gaps
Compact plot at 120 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

30% occ.
5.5%
$758/mo
40% occ.
7.4%
$1,018/mo
47% occ.
8.8%
$1,212/mo
current
57% occ.
10.7%
$1,473/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.