OFFPLAN 1 BEDROOM VILLA FOR SALE LEASEHOLD IN PECATU BE-2906

OFFPLAN 1 BEDROOM VILLA FOR SALE LEASEHOLD IN PECATU BE-2906

Bali, Bali

$85k

Price

13.5%

ROI

1

Bedrooms

55%

Occupancy

1 Bathrooms
Ownership: leasehold
Land: 60 m²
Build: 39 m²
Est. Revenue: $18k/yr
Avg Nightly Rate: $88

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 is designed with a refined tropical-Mediterranean aesthetic, combining soft curves, warm wood tones, and natural stone finishes. The enclosed living area flows seamlessly into a thoughtfully designed kitchen, creating a calm and functional space, complemented by one well-appointed bedroom with an ensuite bathroom. 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
Commercial Zone

OFFPLAN 1 BEDROOM VILLA FOR SALE LEASEHOLD IN PECATU BE-2906

Inventory
1 Beds
Bathrooms
1 Baths
Built Area
39 m²
Land Plot
60 m²
Tenure
Lease 25yr
Yield Curve Status

Grade B+ investment — short-term rental yields 14.4% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score70
GradeB+
Brixfox Intelligence
70B+Strong
Score Breakdown
ROI & Yield77%
Capital Growth74%
Risk Profile72%
Market Demand70%

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
+13.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.7%
-$3K in 5yr (-3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
14.4%
$1,017/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
7.0 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$88/night
50% ($44)Brixfox estimate($88/night)200% ($176)
Occupancy
55%
10%Brixfox estimate(55%)100%

Short-Term Rental

Yearly income
$12,203
Airbnb data$88/night · 55% occupancy
Rental income
$88/night · 55% occ.
$17,645
Running costs (20%)
Utilities, cleaning, maintenance
-$3,529
Income tax (10%)
Indonesian rental income tax
-$1,765
Property tax
Annual property tax
-$149
Net income
14.4% ROI
$12,203

Long-Term Rental

Yearly income
$6,923
5 comps
Rental income
$1,019/mo
$9,780
Agency fee (10%)
Finder's fee per tenant
-$978
Vacancy (~8%)
1.5mo gap per tenancy
-$752
Income tax (10%)
Indonesian rental income tax
-$978
Property tax
Annual property tax
-$149
Net income
8.1% ROI
$6,923

Short-term rental earns 1.8x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 25 years remaining.

$512K$384K$256K$128K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $85KPeak 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 7: 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
$82K
-3%
20 years remaining
Rental Income
+$65K
Total Position
$147K
+73%
11.6%/yr
Year 10
Capital Value
$57K
-33%
15 years remaining
Rental Income
+$140K
Total Position
$197K
+132%
8.8%/yr
Year 15
Capital Value
$29K
-65%
10 years remaining
Rental Income
+$227K
Total Position
$256K
+202%
7.6%/yr
Year 20
Capital Value
$9K
-90%
5 years remaining
Rental Income
+$328K
Total Position
$336K
+296%
7.1%/yr

Location

Bali

Uluwatu - Pecatu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
14.4% annual return
Occupancy
Average
55% average occupancy
Nightly Rate
Average
$88 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
60 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Good
25 years remaining on lease

Top Highlights

Prime location in Uluwatu - Pecatu — high tourist traffic
High rental yield at 14.4% — outperforms most Bali villas
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Occupancy at 55% — factor in seasonal gaps
ADR of $88 limits revenue ceiling — consider repositioning 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

35% occ.
9.1%
$643/mo
45% occ.
11.7%
$830/mo
55% occ.
14.4%
$1,017/mo
current
65% occ.
17.0%
$1,204/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.