MODERN SPACIOUS VILLA IN PECATU

MODERN SPACIOUS VILLA IN PECATU

Bali, Bali

$1.0M

Price

4.1%

ROI

4

Bedrooms

58%

Occupancy

4 Bathrooms
Ownership: freehold
Land: 860 m²
Build: 450 m²
Est. Revenue: $102k/yr
Avg Nightly Rate: $478

Investment Analysis

This beautiful modern villa, located in Pecatu, offers the perfect balance of privacy, luxury, and convenience.

Propertia
Bali / Uluwatu

MODERN SPACIOUS VILLA IN PECATU

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
450 m²
Land Plot
860 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 6.9% net return annually.

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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
+11.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$218K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.9%
$5,782/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
14.5 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$478/night
50% ($239)Brixfox estimate($478/night)200% ($956)
Occupancy
58%
10%Brixfox estimate(58%)100%

Short-Term Rental

Yearly income
$69,385
Airbnb data$478/night · 58% occupancy
Rental income
$478/night · 58% occ.
$101,639
Running costs (20%)
Utilities, cleaning, maintenance
-$20,328
Income tax (10%)
Indonesian rental income tax
-$10,164
Property tax
Annual property tax
-$1,762
Net income
6.9% ROI
$69,385

Long-Term Rental

Yearly income
$59,712
7 comps
Rental income
$8,856/mo
$85,018
Agency fee (10%)
Finder's fee per tenant
-$8,502
Vacancy (~8%)
1.5mo gap per tenancy
-$6,540
Income tax (10%)
Indonesian rental income tax
-$8,502
Property tax
Annual property tax
-$1,762
Net income
5.9% ROI
$59,712

Short-term rental earns 1.2x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Bali.

$7.6M$5.7M$3.8M$1.9M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.0M
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 13: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.2M
+22%
Rental Income
+$368K
Total Position
$1.6M
+58%
9.6%/yr
Year 10
Capital Value
$1.5M
+48%
Rental Income
+$795K
Total Position
$2.3M
+127%
8.5%/yr
Year 20
Capital Value
$2.2M
+119%
Rental Income
+$1.9M
Total Position
$4.1M
+304%
7.2%/yr
Year 30
Capital Value
$3.3M
+224%
Rental Income
+$3.3M
Total Position
$6.6M
+552%
6.4%/yr

Location

Bali

Uluwatu, 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
Good
6.9% annual return
Occupancy
Average
58% average occupancy
Nightly Rate
Strong
$478 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
860 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Prime location in Uluwatu — high tourist traffic
Premium nightly rate of $478 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Occupancy at 58% — factor in seasonal gaps
STR zoning not confirmed — verify before purchasing for short-term rental use

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

38% occ.
4.5%
$3,746/mo
48% occ.
5.7%
$4,764/mo
58% occ.
6.9%
$5,782/mo
current
68% occ.
8.1%
$6,800/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.