OFFPLAN 1,2,3 BEDROOM VILLA FOR SALE LEASEHOLD IN PECATU BE-2651

OFFPLAN 1,2,3 BEDROOM VILLA FOR SALE LEASEHOLD IN PECATU BE-2651

Bali, Bali

$185k

Price

16.0%

ROI

1

Bedrooms

47%

Occupancy

1 Bathrooms
Ownership: leasehold
Land: 125 m²
Build: 45 m²
Est. Revenue: $52k/yr
Avg Nightly Rate: $305

Investment Analysis

Located in the south of Bali, in the heart of Pecatu, this villa enjoys a rare position within one of the island’s most exclusive and highly sought-after areas. Renowned for its dramatic limestone cliffs, pristine white-sand beaches, iconic sunsets, and world-class surf breaks, the Uluwatu area embodies an exceptional lifestyle where unspoiled nature meets refined luxury.

Bali Exception
Bali / Uluwatu - Pecatu
Commercial Zone

OFFPLAN 1,2,3 BEDROOM VILLA FOR SALE LEASEHOLD IN PECATU BE-2651

Inventory
1 Beds
Bathrooms
1 Baths
Built Area
45 m²
Land Plot
125 m²
Tenure
Lease 27yr
Yield Curve Status

Grade B+ investment — short-term rental yields 19.6% 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
+19.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.0%
-$194 in 5yr (-0%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
19.6%
$3,021/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
5 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
5.1 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$305/night
50% ($153)Brixfox estimate($305/night)200% ($610)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Yearly income
$36,251
Airbnb data$305/night · 47% occupancy
Rental income
$305/night · 47% occ.
$52,249
Running costs (20%)
Utilities, cleaning, maintenance
-$10,450
Income tax (10%)
Indonesian rental income tax
-$5,225
Property tax
Annual property tax
-$324
Net income
19.6% ROI
$36,251

Long-Term Rental

Yearly income
$15,948
7 comps
Rental income
$2,344/mo
$22,503
Agency fee (10%)
Finder's fee per tenant
-$2,250
Vacancy (~8%)
1.5mo gap per tenancy
-$1,731
Income tax (10%)
Indonesian rental income tax
-$2,250
Property tax
Annual property tax
-$324
Net income
8.6% ROI
$15,948

Short-term rental earns 2.3x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 27 years remaining.

$1.7M$1.3M$849K$424K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $185KPeak Capital Value: Yr 2 ($188K)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 5: 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
$185K
-0%
22 years remaining
Rental Income
+$192K
Total Position
$377K
+104%
15.3%/yr
Year 10
Capital Value
$151K
-19%
17 years remaining
Rental Income
+$416K
Total Position
$566K
+206%
11.8%/yr
Year 15
Capital Value
$92K
-50%
12 years remaining
Rental Income
+$674K
Total Position
$766K
+314%
9.9%/yr
Year 20
Capital Value
$39K
-79%
7 years remaining
Rental Income
+$974K
Total Position
$1.0M
+448%
8.9%/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
19.6% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Strong
$305 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
125 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 19.6% — outperforms most Bali villas
Premium nightly rate of $305 — positioned in the top tier

Watch Out

Occupancy at 47% — factor in seasonal gaps
Compact plot at 125 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.
12.5%
$1,922/mo
40% occ.
16.7%
$2,571/mo
47% occ.
19.6%
$3,021/mo
current
57% occ.
23.8%
$3,670/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.