JUNGLE VIEW 2 BEDROOM VILLA FOR SALE LEASEHOLD IN PECATU BE-1336

JUNGLE VIEW 2 BEDROOM VILLA FOR SALE LEASEHOLD IN PECATU BE-1336

Bali, Bali

$225k

Price

10.4%

ROI

2

Bedrooms

56%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 185 m²
Build: 120 m²
Est. Revenue: $44k/yr
Avg Nightly Rate: $215

Investment Analysis

This stunning villa is nestled in the highly sought-after area of Pecatu, known for its strategic location just minutes away from trendy cafes, restaurants, and only a 6-minute drive to the beautiful Pecatu Beach. Boasting a sleek and modern design, the villa sits on a spacious 185 sqm of land with a 120 sqm build. It features 2 well-appointed bedrooms, 2 bathrooms, a bright and airy living room, a stylish kitchen, and a cozy dining area—perfect for both relaxation and entertaining. One of the villa’s standout features is the breathtaking jungle view, offering a peaceful retreat from the hustle and bustle. Additionally, this villa comes with an ice bath for rejuvenating dips after a long day, as well as a custom interior concept designed to reflect your personal style. The property includes a private swimming pool and a serene sauna, adding a touch of luxury and tranquility to your stay. Whether you’re looking for a dream home or a smart investment, this villa promises high returns in one of Bali’s most desirable locations.

Bali Exception
Bali / Uluwatu - Pecatu
Commercial Zone

JUNGLE VIEW 2 BEDROOM VILLA FOR SALE LEASEHOLD IN PECATU BE-1336

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
120 m²
Land Plot
185 m²
Tenure
Lease 27yr
Yield Curve Status

Grade B+ investment — short-term rental yields 13.6% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score72
GradeB+
Brixfox Intelligence
72B+Strong
Score Breakdown
ROI & Yield79%
Capital Growth76%
Risk Profile73%
Market Demand72%

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
+13.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.0%
-$236 in 5yr (-0%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
13.6%
$2,543/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
7.4 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$215/night
50% ($107)Brixfox estimate($215/night)200% ($430)
Occupancy
56%
10%Brixfox estimate(56%)100%

Short-Term Rental

Yearly income
$30,514
Airbnb data$215/night · 56% occupancy
Rental income
$215/night · 56% occ.
$44,154
Running costs (20%)
Utilities, cleaning, maintenance
-$8,831
Income tax (10%)
Indonesian rental income tax
-$4,415
Property tax
Annual property tax
-$394
Net income
13.6% ROI
$30,514

Long-Term Rental

Yearly income
$29,906
5 comps
Rental income
$4,365/mo
$41,904
Agency fee (10%)
Finder's fee per tenant
-$4,190
Vacancy (~8%)
1.5mo gap per tenancy
-$3,223
Income tax (10%)
Indonesian rental income tax
-$4,190
Property tax
Annual property tax
-$394
Net income
13.3% ROI
$29,906

Short-term rental earns 1.0x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 27 years remaining.

$1.4M$1.1M$714K$357K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $225KPeak Capital Value: Yr 2 ($229K)Paid 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
$225K
-0%
22 years remaining
Rental Income
+$162K
Total Position
$387K
+72%
11.4%/yr
Year 10
Capital Value
$183K
-19%
17 years remaining
Rental Income
+$350K
Total Position
$533K
+137%
9.0%/yr
Year 15
Capital Value
$112K
-50%
12 years remaining
Rental Income
+$568K
Total Position
$679K
+202%
7.6%/yr
Year 20
Capital Value
$48K
-79%
7 years remaining
Rental Income
+$820K
Total Position
$867K
+286%
7.0%/yr

Location

Bali

Uluwatu - Pecatu, Approximate area

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Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
13.6% annual return
Occupancy
Average
56% average occupancy
Nightly Rate
Strong
$215 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
185 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
27 years remaining on lease

Top Highlights

Prime location in Uluwatu - Pecatu — high tourist traffic
High rental yield at 13.6% — outperforms most Bali villas
Premium nightly rate of $215 — positioned in the top tier

Watch Out

Occupancy at 56% — factor in seasonal gaps
Compact plot at 185 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

36% occ.
8.7%
$1,627/mo
46% occ.
11.1%
$2,085/mo
56% occ.
13.6%
$2,543/mo
current
66% occ.
16.0%
$3,001/mo

Lease Timeline

27 years remaining
Safe Zone

Your lease is in the safe zone. The property is liquid on the resale market and maintains strong valuation.

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.