MODERN TROPICAL 2 BEDROOM VILLA FOR SALE LEASEHOLD IN PECATU BE-2036

MODERN TROPICAL 2 BEDROOM VILLA FOR SALE LEASEHOLD IN PECATU BE-2036

Bali, Bali

$289k

Price

7.7%

ROI

2

Bedrooms

53%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 166 m²
Build: 89 m²
Est. Revenue: $46k/yr
Avg Nightly Rate: $239

Investment Analysis

Located in the heart of Pecatu, this modern tropical villa is just minutes away from world-class beaches, exquisite restaurants, and lively entertainment hotspots.The villa is fully furnished in a modern tropical style and features two spacious bedrooms, each with an ensuite bathroom, ensuring comfort and privacy. The enclosed living area seamlessly connects to the fully equipped kitchen and dining space, offering a perfect blend of functionality and style. Thoughtfully designed with neutral tones and natural materials, the villa embodies timeless elegance and practicality. Step outside to a beautifully landscaped garden with a private swimming pool and a sunken lounge, creating the perfect setting for relaxation and social gatherings. Whether as a personal sanctuary or an investment opportunity in Bali’s booming property market, this villa presents an exceptional choice for those seeking a modern tropical lifestyle.

Bali Exception
Bali / Pecatu
Commercial Zone

MODERN TROPICAL 2 BEDROOM VILLA FOR SALE LEASEHOLD IN PECATU BE-2036

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
89 m²
Land Plot
166 m²
Tenure
Lease 23yr
Yield Curve Status

Grade B investment — short-term rental yields 10.9% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score59
GradeB
Brixfox Intelligence
59BStrong
Score Breakdown
ROI & Yield65%
Capital Growth62%
Risk Profile61%
Market Demand59%

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
+8.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-2.6%
-$38K in 5yr (-13%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.9%
$2,633/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
13 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
9.1 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$239/night
50% ($120)Brixfox estimate($239/night)200% ($478)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Yearly income
$31,592
Airbnb data$239/night · 53% occupancy
Rental income
$239/night · 53% occ.
$45,854
Running costs (20%)
Utilities, cleaning, maintenance
-$9,171
Income tax (10%)
Indonesian rental income tax
-$4,585
Property tax
Annual property tax
-$506
Net income
10.9% ROI
$31,592

Long-Term Rental

Yearly income
$21,331
7 comps
Rental income
$3,146/mo
$30,200
Agency fee (10%)
Finder's fee per tenant
-$3,020
Vacancy (~8%)
1.5mo gap per tenancy
-$2,323
Income tax (10%)
Indonesian rental income tax
-$3,020
Property tax
Annual property tax
-$506
Net income
7.4% ROI
$21,331

Short-term rental earns 1.5x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 23 years remaining.

$1.2M$884K$590K$295K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $289KPeak 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
$251K
-13%
18 years remaining
Rental Income
+$168K
Total Position
$419K
+45%
7.7%/yr
Year 10
Capital Value
$162K
-44%
13 years remaining
Rental Income
+$362K
Total Position
$524K
+81%
6.1%/yr
Year 15
Capital Value
$75K
-74%
8 years remaining
Rental Income
+$588K
Total Position
$663K
+129%
5.7%/yr
Year 20
Capital Value
$19K
-94%
3 years remaining
Rental Income
+$849K
Total Position
$868K
+200%
5.6%/yr

Location

Bali

Pecatu, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
10.9% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Strong
$239 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
166 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Good
23 years remaining on lease

Top Highlights

High rental yield at 10.9% — outperforms most Bali villas
Premium nightly rate of $239 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 53% — factor in seasonal gaps

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

33% occ.
6.7%
$1,615/mo
43% occ.
8.8%
$2,124/mo
53% occ.
10.9%
$2,633/mo
current
63% occ.
13.0%
$3,142/mo

Lease Timeline

23 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 8 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.