OCEAN VIEW 1 BEDROOM VILLA FOR SALE LEASEHOLD IN PECATU BALI BE-1194

OCEAN VIEW 1 BEDROOM VILLA FOR SALE LEASEHOLD IN PECATU BALI BE-1194

Bali, Bali

$231k

Price

11.0%

ROI

1

Bedrooms

52%

Occupancy

1 Bathrooms
Ownership: leasehold
Land: 100 m²
Build: 180 m²
Est. Revenue: $36k/yr
Avg Nightly Rate: $188

Investment Analysis

Discover the coastal beauty of Pecatu, Uluwatu, where this stunning 1-bedroom villa offers both tranquility and convenience. Ideally situated within Labuan Sait area, it is located 9 minutes drive to the famous pristine Padang-Padang and Bingin Beach, definitely a prime location for beach lovers. This villa boasts a mesmerizing cliffside location, providing the guests with an ocean view. It spans 100 sqm of land with a spacious 180 sqm build. Its cozy living spaces with modern design adds a tropical touch, infusing timeless elegance with modern comfort. With a prime Uluwatu location, easy beach access, and the beauty of modern tropical style, this villa promises an unforgettable coastal escape. Contact us now for more information!

Bali Exception
Bali / Uluwatu - Pecatu
Commercial Zone

OCEAN VIEW 1 BEDROOM VILLA FOR SALE LEASEHOLD IN PECATU BALI BE-1194

Inventory
1 Beds
Bathrooms
1 Baths
Built Area
180 m²
Land Plot
100 m²
Tenure
Lease 21yr
Yield Curve Status

Grade C+ investment — short-term rental yields 10.8% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score54
GradeC+
Brixfox Intelligence
54C+Moderate
Score Breakdown
ROI & Yield59%
Capital Growth57%
Risk Profile56%
Market Demand54%

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
+5.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-4.8%
-$56K in 5yr (-24%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.8%
$2,069/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
9.3 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$188/night
50% ($94)Brixfox estimate($188/night)200% ($377)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Yearly income
$24,832
Airbnb data$188/night · 52% occupancy
Rental income
$188/night · 52% occ.
$36,051
Running costs (20%)
Utilities, cleaning, maintenance
-$7,210
Income tax (10%)
Indonesian rental income tax
-$3,605
Property tax
Annual property tax
-$404
Net income
10.8% ROI
$24,832

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

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$230,907
BPHTB (freehold transfer tax)$11,545
Notary & registration$1,800
Legal / due diligence$2,309
Total acquisition costs$15,654
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$4,500
($0–$9,000)
Furnishing & STR launch
1bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$28,500
All-in investment$279,561

Gross yield (asking)

15.6%

True gross yield (all-in)

12.9%

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.

$819K$614K$409K$205K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $231KPeak 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
$175K
-24%
16 years remaining
Rental Income
+$132K
Total Position
$307K
+33%
5.9%/yr
Year 10
Capital Value
$99K
-57%
11 years remaining
Rental Income
+$285K
Total Position
$384K
+66%
5.2%/yr
Year 15
Capital Value
$37K
-84%
6 years remaining
Rental Income
+$462K
Total Position
$499K
+116%
5.3%/yr
Year 20
Capital Value
$5K
-98%
1 years remaining
Rental Income
+$667K
Total Position
$673K
+191%
5.5%/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
10.8% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Good
$188 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
100 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Good
21 years remaining on lease

Top Highlights

Prime location in Uluwatu - Pecatu — high tourist traffic
High rental yield at 10.8% — outperforms most villas in this market
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Occupancy at 52% — factor in seasonal gaps
Compact plot at 100 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

32% occ.
6.6%
$1,267/mo
42% occ.
8.7%
$1,668/mo
52% occ.
10.8%
$2,069/mo
current
62% occ.
12.8%
$2,470/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.