EXCLUSIVE 3 BEDROOM VILLA CLOSE TO BEACH FOR SALE LEASEHOLD IN PECATU BE-988

EXCLUSIVE 3 BEDROOM VILLA CLOSE TO BEACH FOR SALE LEASEHOLD IN PECATU BE-988

Bali, Bali

$475k

Price

8.5%

ROI

3

Bedrooms

53%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 300 m²
Build: 255 m²
Est. Revenue: $71k/yr
Avg Nightly Rate: $367

Investment Analysis

Discover Your Dream Villa in Pecatu This stunning off-plan 3-bedroom villa is nestled in the heart of Pecatu, a prime location offering unparalleled convenience. With close proximity to magical large white sand beaches (Nunggalan, Melasti Beach), gourmet restaurants and cliff bars at 5-star resorts (Bulgari, Alila, Six Senses, Cave at The Edge), vibrant beach clubs (Sundays, One Eighty Club), and only 10 minutes from the famous Savaya Club, known for its renowned DJ events, this villa is perfectly situated. It’s also less than 10 minutes away from exhilarating paragliding activities. Key Features Include:Prime Location: Close to beautiful beaches, high-end dining, and entertainment spots. Elegant Design: Blends tropical charm with modern sophistication. Spacious Living: 3 bedrooms, 4 bathrooms, a cozy living room, modern kitchen, and elegant dining area. Exquisite Rooftop: Enjoy a rooftop swimming pool with panoramic views of sunsets and the ocean. Seize the opportunity to own this exceptional villa—a rare gem offering both a lavish lifestyle and outstanding investment potential. Act now and make this dream property yours! We Love: The close proximity to the beach The design The sunset and ocean-view rooftop

Bali Exception
Bali / Pecatu
Commercial Zone

EXCLUSIVE 3 BEDROOM VILLA CLOSE TO BEACH FOR SALE LEASEHOLD IN PECATU BE-988

Inventory
3 Beds
Bathrooms
4 Baths
Built Area
255 m²
Land Plot
300 m²
Tenure
Lease 26yr
Yield Curve Status

Grade B+ investment — long-term rental yields 11.3% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score67
GradeB+
Brixfox Intelligence
67B+Strong
Score Breakdown
ROI & Yield74%
Capital Growth70%
Risk Profile69%
Market Demand67%

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
-0.3%
-$8K in 5yr (-2%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.3%
$4,082/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
9.7 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$367/night
50% ($183)Brixfox estimate($367/night)200% ($734)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Yearly income
$48,985
Airbnb data$367/night · 53% occupancy
Rental income
$367/night · 53% occ.
$71,166
Running costs (20%)
Utilities, cleaning, maintenance
-$14,233
Income tax (10%)
Indonesian rental income tax
-$7,117
Property tax
Annual property tax
-$831
Net income
10.3% ROI
$48,985

Long-Term Rental

Yearly income
$53,655
7 comps
Rental income
$7,849/mo
$75,353
Agency fee (10%)
Finder's fee per tenant
-$7,535
Vacancy (~8%)
1.5mo gap per tenancy
-$5,796
Income tax (10%)
Indonesian rental income tax
-$7,535
Property tax
Annual property tax
-$831
Net income
11.3% ROI
$53,655

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 26 years remaining.

$2.2M$1.6M$1.1M$543K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $475KPeak Capital Value: Yr 1 ($479K)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 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
$467K
-2%
21 years remaining
Rental Income
+$260K
Total Position
$727K
+53%
8.9%/yr
Year 10
Capital Value
$354K
-26%
16 years remaining
Rental Income
+$562K
Total Position
$915K
+93%
6.8%/yr
Year 15
Capital Value
$201K
-58%
11 years remaining
Rental Income
+$911K
Total Position
$1.1M
+134%
5.8%/yr
Year 20
Capital Value
$75K
-84%
6 years remaining
Rental Income
+$1.3M
Total Position
$1.4M
+193%
5.5%/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
10.3% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Strong
$367 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
300 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
26 years remaining on lease

Top Highlights

High rental yield at 10.3% — outperforms most Bali villas
Premium nightly rate of $367 — 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.
6.4%
$2,520/mo
43% occ.
8.3%
$3,301/mo
53% occ.
10.3%
$4,082/mo
current
63% occ.
12.3%
$4,863/mo

Lease Timeline

26 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.