Beautiful Spacious Two-Bedroom Villa in Pecatu

Beautiful Spacious Two-Bedroom Villa in Pecatu

Bali, Bali

$260k

Price

6.0%

ROI

2

Bedrooms

51%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 300 m²
Build: 250 m²
Est. Revenue: $28k/yr
Avg Nightly Rate: $153

Investment Analysis

Located in Pecatu, Uluwatu, this spacious two-bedroom villa offers a relaxed tropical lifestyle just minutes from popular beaches, cafés, and everyday conveniences.

Propertia
Bali / Uluwatu

Beautiful Spacious Two-Bedroom Villa in Pecatu

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
250 m²
Land Plot
300 m²
Tenure
Lease 23yr
Yield Curve Status

Grade C investment — long-term rental yields 18.5% net return annually.

Go to Source via Propertia

The Investment

Brixfox Score44
GradeC
Brixfox Intelligence
44CModerate
Score Breakdown
ROI & Yield48%
Capital Growth46%
Risk Profile47%
Market Demand44%

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.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+4.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-2.6%
-$34K in 5yr (-13%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.4%
$1,610/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
20 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
13.5 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$153/night
50% ($76)Brixfox estimate($153/night)200% ($305)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Yearly income
$19,314
Airbnb data$153/night · 51% occupancy
Rental income
$153/night · 51% occ.
$28,241
Running costs (20%)
Utilities, cleaning, maintenance
-$5,648
Income tax (10%)
Indonesian rental income tax
-$2,824
Property tax
Annual property tax
-$455
Net income
7.4% ROI
$19,314

Long-Term Rental

Yearly income
$48,159
7 comps
Rental income
$7,003/mo
$67,232
Agency fee (10%)
Finder's fee per tenant
-$6,723
Vacancy (~8%)
1.5mo gap per tenancy
-$5,172
Income tax (10%)
Indonesian rental income tax
-$6,723
Property tax
Annual property tax
-$455
Net income
18.5% ROI
$48,159

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.

$721K$541K$360K$180K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $260KPeak 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 12: 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
$226K
-13%
18 years remaining
Rental Income
+$103K
Total Position
$328K
+26%
4.8%/yr
Year 10
Capital Value
$146K
-44%
13 years remaining
Rental Income
+$221K
Total Position
$367K
+41%
3.5%/yr
Year 15
Capital Value
$67K
-74%
8 years remaining
Rental Income
+$359K
Total Position
$427K
+64%
3.4%/yr
Year 20
Capital Value
$17K
-94%
3 years remaining
Rental Income
+$519K
Total Position
$536K
+106%
3.7%/yr

Location

Bali

Uluwatu, Approximate area

Loading Map...

Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Good
7.4% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Good
$153 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Average
300 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
23 years remaining on lease

Top Highlights

Prime location in Uluwatu — high tourist traffic

Watch Out

Occupancy at 51% — factor in seasonal gaps
Visual appeal is below average — photos may not compete well on Airbnb listings

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

31% occ.
4.4%
$959/mo
41% occ.
5.9%
$1,284/mo
51% occ.
7.4%
$1,610/mo
current
61% occ.
8.9%
$1,935/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.