MODERN DESIGN 6 BEDROOM VILLA FOR SALE FREEHOLD IN PECATU BE-2634

MODERN DESIGN 6 BEDROOM VILLA FOR SALE FREEHOLD IN PECATU BE-2634

Bali, Bali

$2.7M

Price

6.3%

ROI

6

Bedrooms

43%

Occupancy

10 Bathrooms
Ownership: freehold
Land: 700 m²
Build: 926 m²
Est. Revenue: $128k/yr
Avg Nightly Rate: $825

Investment Analysis

Villa located in Pecatu, just 5 minutes from the pristine shores of Nunggalan Beach, offering privacy while remaining close to Uluwatu’s most iconic coastal spots.

Bali Exception
Bali / Uluwatu - Pecatu
Commercial Zone

MODERN DESIGN 6 BEDROOM VILLA FOR SALE FREEHOLD IN PECATU BE-2634

Inventory
6 Beds
Bathrooms
10 Baths
Built Area
926 m²
Land Plot
700 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 3.2% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score64
GradeB
Brixfox Intelligence
64BStrong
Score Breakdown
ROI & Yield70%
Capital Growth67%
Risk Profile66%
Market Demand64%

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
+7.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$577K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.2%
$7,097/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
31.3 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$825/night
50% ($412)Brixfox estimate($825/night)200% ($1649)
Occupancy
43%
10%Brixfox estimate(43%)100%

Short-Term Rental

Yearly income
$85,160
Airbnb data$825/night · 43% occupancy
Rental income
$825/night · 43% occ.
$128,320
Running costs (20%)
Utilities, cleaning, maintenance
-$25,664
Income tax (10%)
Indonesian rental income tax
-$12,832
Property tax
Annual property tax
-$4,664
Net income
3.2% ROI
$85,160

Long-Term Rental

Yearly income
$35,328
2 comps
Rental income
$5,761/mo
$55,308
Agency fee (10%)
Finder's fee per tenant
-$5,531
Vacancy (~8%)
1.5mo gap per tenancy
-$4,254
Income tax (10%)
Indonesian rental income tax
-$5,531
Property tax
Annual property tax
-$4,664
Net income
1.3% ROI
$35,328

Short-term rental earns 2.4x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Bali.

$14.6M$10.9M$7.3M$3.6M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $2.7M
Capital appreciation
Property value growing at +4%/yr based on Bali market trends.
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 23: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$3.2M
+22%
Rental Income
+$452K
Total Position
$3.7M
+39%
6.8%/yr
Year 10
Capital Value
$3.9M
+48%
Rental Income
+$976K
Total Position
$4.9M
+85%
6.3%/yr
Year 20
Capital Value
$5.8M
+119%
Rental Income
+$2.3M
Total Position
$8.1M
+205%
5.7%/yr
Year 30
Capital Value
$8.6M
+224%
Rental Income
+$4.1M
Total Position
$12.7M
+376%
5.3%/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
Average
3.2% annual return
Occupancy
Weak
43% average occupancy
Nightly Rate
Strong
$825 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
700 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
Freehold ownership

Top Highlights

Prime location in Uluwatu - Pecatu — high tourist traffic
Premium nightly rate of $825 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Yield of 3.2% is near the market average — model your cashflow carefully
Occupancy at 43% — 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

30% occ.
2.2%
$4,879/mo
40% occ.
3.0%
$6,635/mo
43% occ.
3.2%
$7,097/mo
current
53% occ.
4.0%
$8,853/mo

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.