OFFPLAN 3 BEDROOM VILLA FOR SALE LEASEHOLD IN ULUWATU BE-2503

OFFPLAN 3 BEDROOM VILLA FOR SALE LEASEHOLD IN ULUWATU BE-2503

Bali, Bali

$407k

Price

8.3%

ROI

3

Bedrooms

46%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 303 m²
Build: 208 m²
Est. Revenue: $53k/yr
Avg Nightly Rate: $315

Investment Analysis

Villa located in Pecatu, just 5 minutes from New Kuta Golf and within close proximity to Balangan Beach, popular gyms, restaurants, and BGS Uluwatu.This off-plan two-level villa features 3 bedrooms with ensuite bathrooms, a sunken living room, and comes fully furnished with a modern, fully equipped kitchen and dining area—designed for both comfort and style.

Bali Exception
Bali / Uluwatu - Pecatu
Commercial Zone

OFFPLAN 3 BEDROOM VILLA FOR SALE LEASEHOLD IN ULUWATU BE-2503

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
208 m²
Land Plot
303 m²
Tenure
Lease 23yr
Yield Curve Status

Grade B investment — long-term rental yields 11.9% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score57
GradeB
Brixfox Intelligence
57BStrong
Score Breakdown
ROI & Yield63%
Capital Growth60%
Risk Profile59%
Market Demand57%

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
+6.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-2.6%
-$53K in 5yr (-13%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.9%
$3,019/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
16 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
11.2 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$315/night
50% ($157)Brixfox estimate($315/night)200% ($630)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$36,226
Airbnb data$315/night · 46% occupancy
Rental income
$315/night · 46% occ.
$52,770
Running costs (20%)
Utilities, cleaning, maintenance
-$10,554
Income tax (10%)
Indonesian rental income tax
-$5,277
Property tax
Annual property tax
-$713
Net income
8.9% ROI
$36,226

Long-Term Rental

Yearly income
$48,282
7 comps
Rental income
$7,058/mo
$67,759
Agency fee (10%)
Finder's fee per tenant
-$6,776
Vacancy (~8%)
1.5mo gap per tenancy
-$5,212
Income tax (10%)
Indonesian rental income tax
-$6,776
Property tax
Annual property tax
-$713
Net income
11.9% ROI
$48,282

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 23 years remaining.

$1.4M$1.0M$676K$338K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $407KPeak 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 10: 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
$354K
-13%
18 years remaining
Rental Income
+$192K
Total Position
$547K
+34%
6.1%/yr
Year 10
Capital Value
$228K
-44%
13 years remaining
Rental Income
+$415K
Total Position
$643K
+58%
4.7%/yr
Year 15
Capital Value
$106K
-74%
8 years remaining
Rental Income
+$674K
Total Position
$780K
+91%
4.4%/yr
Year 20
Capital Value
$26K
-94%
3 years remaining
Rental Income
+$973K
Total Position
$1000K
+145%
4.6%/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
8.9% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Strong
$315 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Good
303 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Good
23 years remaining on lease

Top Highlights

Prime location in Uluwatu - Pecatu — high tourist traffic
High rental yield at 8.9% — outperforms most Bali villas
Premium nightly rate of $315 — positioned in the top tier

Watch Out

Occupancy at 46% — 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.
5.7%
$1,952/mo
40% occ.
7.7%
$2,622/mo
46% occ.
8.9%
$3,019/mo
current
56% occ.
10.9%
$3,689/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.