OFFPLAN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN PECATU BE-2907

OFFPLAN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN PECATU BE-2907

Bali, Bali

$125k

Price

18.6%

ROI

2

Bedrooms

49%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 125 m²
Build: 70 m²
Est. Revenue: $36k/yr
Avg Nightly Rate: $200

Investment Analysis

Located a short 5 mins drive to the famous Savaya, this villa enjoys a peaceful setting while remaining close to iconic beaches, lifestyle venues, and dining destinations.The interior spaces are defined by clean volumes, layered textures, and a warm, neutral palette. The enclosed living and dining areas are designed for comfort and flow, complemented by a well-proportioned kitchen. The villa features two bedrooms with ensuite bathrooms, finished with soft architectural lines, natural materials, and a calming ambiance. The outdoor space is centered around a private courtyard with a compact swimming pool, offering a tranquil retreat for relaxation. Carefully selected materials, greenery, and open-air elements create a sense of privacy while maintaining a strong connection to nature. Every element is thoughtfully considered to provide long-term value, livability, and understated elegance.

Bali Exception
Bali / Uluwatu - Pecatu

OFFPLAN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN PECATU BE-2907

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
70 m²
Land Plot
125 m²
Tenure
Lease 25yr
Yield Curve Status

Grade B+ investment — short-term rental yields 19.8% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score67
GradeB+
Brixfox Intelligence
67B+Strong
Score Breakdown
ROI & Yield74%
Capital Growth70%
Risk Profile69%
Market Demand67%

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
+19.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.7%
-$4K in 5yr (-3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
19.8%
$2,061/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
5 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
5.1 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$200/night
50% ($100)Brixfox estimate($200/night)200% ($400)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Yearly income
$24,732
Airbnb data$200/night · 49% occupancy
Rental income
$200/night · 49% occ.
$35,644
Running costs (20%)
Utilities, cleaning, maintenance
-$7,129
Income tax (10%)
Indonesian rental income tax
-$3,564
Property tax
Annual property tax
-$219
Net income
19.8% ROI
$24,732

Long-Term Rental

Yearly income
$14,288
7 comps
Rental income
$2,090/mo
$20,063
Agency fee (10%)
Finder's fee per tenant
-$2,006
Vacancy (~8%)
1.5mo gap per tenancy
-$1,543
Income tax (10%)
Indonesian rental income tax
-$2,006
Property tax
Annual property tax
-$219
Net income
11.4% ROI
$14,288

Short-term rental earns 1.7x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 25 years remaining.

$1.0M$778K$518K$259K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $125KPeak 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 5: 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
$121K
-3%
20 years remaining
Rental Income
+$131K
Total Position
$252K
+102%
15.1%/yr
Year 10
Capital Value
$84K
-33%
15 years remaining
Rental Income
+$284K
Total Position
$368K
+194%
11.4%/yr
Year 15
Capital Value
$43K
-65%
10 years remaining
Rental Income
+$460K
Total Position
$503K
+303%
9.7%/yr
Year 20
Capital Value
$13K
-90%
5 years remaining
Rental Income
+$665K
Total Position
$677K
+442%
8.8%/yr

Location

Bali

Uluwatu - Pecatu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
19.8% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Strong
$200 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
125 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
25 years remaining on lease

Top Highlights

Prime location in Uluwatu - Pecatu — high tourist traffic
High rental yield at 19.8% — outperforms most Bali villas
Premium nightly rate of $200 — positioned in the top tier

Watch Out

Occupancy at 49% — factor in seasonal gaps
Compact plot at 125 m² — limited expansion potential

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.
12.1%
$1,259/mo
40% occ.
16.2%
$1,685/mo
49% occ.
19.8%
$2,061/mo
current
59% occ.
23.9%
$2,487/mo

Lease Timeline

25 years remaining
Safe Zone

Your lease is in the safe zone. The property is liquid on the resale market and maintains strong valuation.

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.