MODERN MINIMALIST 3 BEDROOM VILLA FOR SALE LEASEHOLD IN PECATU BE-2358

MODERN MINIMALIST 3 BEDROOM VILLA FOR SALE LEASEHOLD IN PECATU BE-2358

Bali, Bali

$350k

Price

12.8%

ROI

3

Bedrooms

50%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 221 m²
Build: 225 m²
Est. Revenue: $69k/yr
Avg Nightly Rate: $382

Investment Analysis

Nestled in the sought-after Pecatu area, this villa offers the perfect balance of tranquility and accessibility. Just minutes away from world-famous beaches like Bingin and Padang Padang, as well as trendy cafes, beach clubs, and vibrant local spots, it’s an ideal base for enjoying the best of Bali’s southern coast.

Bali Exception
Bali / Uluwatu - Pecatu

MODERN MINIMALIST 3 BEDROOM VILLA FOR SALE LEASEHOLD IN PECATU BE-2358

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

Grade B investment — short-term rental yields 13.7% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score60
GradeB
Brixfox Intelligence
60BStrong
Score Breakdown
ROI & Yield66%
Capital Growth63%
Risk Profile62%
Market Demand60%

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
+10.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-3.7%
-$64K in 5yr (-18%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
13.7%
$4,002/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
7.3 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$382/night
50% ($191)Brixfox estimate($382/night)200% ($763)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Yearly income
$48,028
Airbnb data$382/night · 50% occupancy
Rental income
$382/night · 50% occ.
$69,486
Running costs (20%)
Utilities, cleaning, maintenance
-$13,897
Income tax (10%)
Indonesian rental income tax
-$6,949
Property tax
Annual property tax
-$612
Net income
13.7% ROI
$48,028

Long-Term Rental

Yearly income
$44,400
6 comps
Rental income
$6,485/mo
$62,252
Agency fee (10%)
Finder's fee per tenant
-$6,225
Vacancy (~8%)
1.5mo gap per tenancy
-$4,789
Income tax (10%)
Indonesian rental income tax
-$6,225
Property tax
Annual property tax
-$612
Net income
12.7% ROI
$44,400

Short-term rental earns 1.1x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 22 years remaining.

$1.7M$1.3M$843K$422K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $350KPeak 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 7: 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
$286K
-18%
17 years remaining
Rental Income
+$255K
Total Position
$541K
+54%
9.1%/yr
Year 10
Capital Value
$174K
-50%
12 years remaining
Rental Income
+$551K
Total Position
$725K
+107%
7.6%/yr
Year 15
Capital Value
$74K
-79%
7 years remaining
Rental Income
+$893K
Total Position
$967K
+176%
7.0%/yr
Year 20
Capital Value
$16K
-96%
2 years remaining
Rental Income
+$1.3M
Total Position
$1.3M
+273%
6.8%/yr

Location

Bali

Uluwatu - Pecatu, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
13.7% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Strong
$382 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
221 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 13.7% — outperforms most Bali villas
Premium nightly rate of $382 — positioned in the top tier

Watch Out

Occupancy at 50% — factor in seasonal gaps
Compact plot at 221 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.
8.2%
$2,387/mo
40% occ.
11.0%
$3,199/mo
50% occ.
13.7%
$4,002/mo
current
60% occ.
16.5%
$4,815/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.