3-Bedroom Villa for Sale – Freehold – Pecatu, Bali

3-Bedroom Villa for Sale – Freehold – Pecatu, Bali

Uluwatu, Bali

$380k

Price

3

Bedrooms

16%

Occupancy

4 Bathrooms
Ownership: Freehold
Land: 170 m²
Build: 131 m²
Est. Revenue: $11k/yr
Avg Nightly Rate: $190

Cost to reproduce & long-term let

Asking price 107% above cost to reproduce — reproducing it would cost about $183k

Long-term rental alternative: ~$21k/yr gross rent

A long-term let is projected to out-earn short-term letting.

How it compares in Uluwatu

  • Expected occupancy of 16% compares with a 71% median across 858 tracked Uluwatu villas.
  • Its expected nightly rate of $190 sits below the Uluwatu median of $208.
  • Brixfox ranks its projected net yield in the bottom half of the 856 live Uluwatu listings it tracks.
How Brixfox computes these figures

Investment Analysis

Freehold new 3-bedroom villa for sale in Pecatu with private pool and fully furnished. High-return investment. Code: IPB00813

Price
$380,000
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3-bedroom freehold villa in Uluwatu — photo 1 of 5
Bali Villa Realty
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3-bedroom freehold villa in Uluwatu — photo 2 of 5
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3-bedroom freehold villa in Uluwatu — photo 3 of 5
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3-bedroom freehold villa in Uluwatu — photo 4 of 5
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3-bedroom freehold villa in Uluwatu — photo 5 of 5
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3-Bedroom Villa for Sale – Freehold – Pecatu, Bali

Uluwatu · Pecatu · Ref BF-562348Source · Bali Villa Realty · listed 23 Jul 2026
Asking price · Freehold
$380,000
Net yield
0.4%
Fully managed · Non-resident tax
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AI photo analysis vs the comp set · Route-based net yields (all structures) · Bid ladder & negotiation anchors · Due-diligence plan & red flags

Ownership
Freehold
Bedrooms
3
Bathrooms
4
Built area
131 m²
Land
170 m²
Brixfox Score 57 · C+· top 85%Financial analysis ↓
Financials

What it earns, what it costs to own, and the net yield

Financial analysis
· Brixfox Standard · Non-resident · Fully managed
Fully managed is the Brixfox Standard shown on every card: a full-service manager's commission, charged on top of the Airbnb/Booking channel fees (not the cleaning cost — changeovers are funded by guest cleaning fees; you bear the residual). Self-managed drops the commission; the channel fees stay, because the platform is paid whoever manages, and you pay staff/local operations, a higher cleaning residual and your own time directly. Both scenarios divide the SAME gross revenue — the toggle changes the cost stack, not the revenue. That revenue is observed from actively-operated comps, so self-managed assumes you match their performance.Both scenarios share the same projected revenue — the toggle changes who runs the property and what that costs, not what it earns.
Net yieldNet operating income ÷ all-in investment. After local operating taxes; before home-country personal tax and financing costs. Modelled from observed market performance of comparable Airbnb listings.
0.4%
$1,443 net operating income /yr
Gross yield · all-in basis
2.7%
−2.3 pts in operating costs & local taxes
Before tax in your home country and financing costs. Estimates, not financial advice.
Modelled from Airbnb listings we track across Uluwatu — live calendar data.

Found on Airbnb

This exact villa, photo-verified at 98% confidence — its own track record, not a comp estimate

Verified

Its name, link and guest reviews are Pro evidence

17%booked
5.0rating
11reviews
$198per night

Pro evidence

Calendar-tracked performance

We track this exact listing's availability calendar daily. Over the recent 3-month window it was booked 17% of nights, and it advertises $198/night. The occupancy is measured. The nightly rate is what the host asks — Airbnb does not publish what a night actually sold for, so no source anywhere has the earned rate. The projections below are built from this listing's own window rather than the area median, which is why they can sit well above comparable properties nearby.

Revenue assumptions

Derived from the comparable Airbnb listings below. The headline ADR is the expected BOOKED rate — nearby asking prices corrected by our measured, market-calibrated asking-to-booked factor. Occupancy is calibrated against tracked reference homes nearby. Comp cards below show raw asking prices.
Expected ADR
$190
Expected booked rate (market-calibrated)
Expected occupancy
16%
Full-year estimate, market-calibrated
Projected annual revenue
$10,912
ADR × occupancy × 365
Seasonal occupancy pattern
Peak Jul +25% · Low Feb -15%
J
F
M
A
M
J
J
A
S
O
N
D
Modelled monthly index (relative to the annual average) — replaced by measured per-market indices as calendar history matures.

Investment basis

The true all-in acquisition cost — asking price plus purchase costs, renovation and furnishing. Every yield on this page is computed against this total, not the asking price.
Adjust the figures to your deal — yields recalculate live.
Purchase price· asking
$
Acquisition costs· 6.5% of price, auto-calculated
$24,600
BPHTB (freehold transfer tax)$19,000
Notary & registration$1,800
Legal fees$3,800
Renovation budget· Move-in ready. No renovation budgeted.
$
Furniture & STR launch· default STR launch only (delivered furnished)
$
All-in investment
$410,100
+7.9% over asking
Fully managed scenarioSwitch the scenario with the toggle at the top of the financial analysis — it drives every figure in this section. Gross revenue is identical in both scenarios (the comps' observed performance); the Villa Scorecard and risk panels elsewhere on the page always quote the fully-managed Brixfox Standard.
Gross annual revenue
$10,912
Management fee
% of revenue−$2,182
OTA / channel fees
% of revenue−$546
Staff & local operations
% of revenue$-0
Cleaning (net of guest fees)
% of revenue−$436
Utilities, insurance & consumables
% of revenue−$873
Lodging / tourist tax
% of revenue−$1,091
Maintenance reserve
% of price−$3,800
Annual property tax
% of price−$380
Local income tax
% of profit−$160
Net operating income
$1,443/yr
Net yield on all-in investment
0.4%

Total return, if prices move

Net yield plus an appreciation assumption you choose. Appreciation is a forward-looking assumption, not data — which is why it defaults to 0% and is kept out of the yield figures above.
Annual appreciation assumption0%
0%6% · Uluwatu 5-yr avg — historical, not a forecast8%
Indicative total return
0.4%/yr
0.4% net yield + 0% appreciation
Appreciation assumptions are illustrative only. Past regional price growth does not predict future performance; local supply, regulation and currency moves can materially change outcomes. Not financial advice.

Cost to reproduce & the long-term-let alternative

What it would cost to reproduce this villa, and what a yearly tenant would pay
Asking price 107% above cost to reproducecost ≈ $183kLow confidence
Long-term rental alternative: ~$21k/yr gross rent3.0% net yieldMedium confidence

Long-term letting projected to outperform short-term by 2.6 points.

Want this analysis as a 7-page underwriting report?

AI photo analysis vs the comp set · Route-based net yields (all structures) · Bid ladder & negotiation anchors · Due-diligence plan & red flags

Evidence

Where it sits, and who confirms it

Comp table: Market evidence ↑ in Financials

Location

Surroundings confirmed

Uluwatu · Pecatu

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Independently Verified

Cross-checked against public listings

Location corroborated

An independent listing places this property within about 0 m of the agency's pin. This confirms the surroundings, not the exact address.

Verdict

Score, and what could go wrong

Brixfox Score

57C
LocationStrong
Premium area with high rental demand
Rental YieldWeak
0.4% net yield on all-in cost
OccupancyWeak
16% average occupancy
Nightly RateGood
$190 per night
Visual AppealGood
7/10 visual appeal
Size & SpaceAverage
170 m² land area
ZoningStrong
Zoned for short-term rentals
TenureStrong
Freehold ownership
Prime location in Pecatu — high tourist traffic
In a tourism zone where short-term rental is permitted — eligible for a Pondok Wisata licence
Freehold ownership — maximum long-term security
Net yield of 0.4% (fully managed, on all-in cost) is below the market average — model your cashflow carefully
Occupancy at 16% — 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.

Risk & what-if

ScenarioOccupancyNet income /yrNet yield
Expected16%$1,4420.4%
+10 pts occupancy26%$4,7551.2%
+14 pts occupancy30%$6,1761.5%
+24 pts occupancy40%$9,4892.3%

Brixfox Standard · Non-resident · Fully managed · net yield on all-in cost

TenureFreeholdno lease decay · no amortisation
Payback54.5 yearsfrom net rent at the expected case
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Villa Underwriting Report

7-page PDF · one-time purchase · this property

  • AI photo analysis vs the comp set
  • Route-based net yields (all structures)
  • Bid ladder & negotiation anchors
  • Due-diligence plan & red flags
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Modelled from live Airbnb calendar data around this property · operating costs per line, editable in the P&L · estimates, not financial advice.Data sources & methodology ›

ROI calculations use verified Brixfox Intelligence rental data. Operating costs are modelled per line — Airbnb/Booking channel fees whoever manages, then either a full-service management commission or the staff/local operations a self-managing owner buys back, cleaning residual, utilities & insurance, local taxes — with every rate editable in the Financial analysis P&L above. Gross revenue is identical in both management scenarios. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Bali may impact actual yields.