OFFPLAN 1 BEDROOM VILLA FOR SALE LEASEHOLD IN PECATU BE-2946

OFFPLAN 1 BEDROOM VILLA FOR SALE LEASEHOLD IN PECATU BE-2946

Bali, Bali

$149k

Price

11.7%

ROI

1

Bedrooms

75%

Occupancy

1 Bathrooms
Ownership: leasehold
Land: 80 m²
Build: 60 m²
Est. Revenue: $27k/yr
Avg Nightly Rate: $99

Investment Analysis

Located in the serene area of Pecatu, Uluwatu, this off-plan villa offers a peaceful lifestyle while still being close to some of Bali’s most iconic destinations.

Bali Exception
Bali / Uluwatu
Commercial Zone

OFFPLAN 1 BEDROOM VILLA FOR SALE LEASEHOLD IN PECATU BE-2946

Inventory
1 Beds
Bathrooms
1 Baths
Built Area
60 m²
Land Plot
80 m²
Tenure
Lease 24yr
Yield Curve Status

Grade B+ investment — short-term rental yields 12.4% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score69
GradeB+
Brixfox Intelligence
69B+Strong
Score Breakdown
ROI & Yield76%
Capital Growth72%
Risk Profile71%
Market Demand69%

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
+10.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-1.6%
-$12K in 5yr (-8%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
12.4%
$1,542/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
8.1 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$99/night
50% ($49)Brixfox estimate($99/night)200% ($197)
Occupancy
75%
10%Brixfox estimate(75%)100%

Short-Term Rental

Yearly income
$18,503
Airbnb data$99/night · 75% occupancy
Rental income
$99/night · 75% occ.
$26,805
Running costs (20%)
Utilities, cleaning, maintenance
-$5,361
Income tax (10%)
Indonesian rental income tax
-$2,681
Property tax
Annual property tax
-$261
Net income
12.4% ROI
$18,503

Long-Term Rental

Yearly income
$13,730
5 comps
Rental income
$2,015/mo
$19,349
Agency fee (10%)
Finder's fee per tenant
-$1,935
Vacancy (~8%)
1.5mo gap per tenancy
-$1,488
Income tax (10%)
Indonesian rental income tax
-$1,935
Property tax
Annual property tax
-$261
Net income
9.2% ROI
$13,730

Short-term rental earns 1.3x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 24 years remaining.

$733K$549K$366K$183K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $149KPeak 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 8: 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
$137K
-8%
19 years remaining
Rental Income
+$98K
Total Position
$235K
+58%
9.6%/yr
Year 10
Capital Value
$92K
-38%
14 years remaining
Rental Income
+$212K
Total Position
$304K
+104%
7.4%/yr
Year 15
Capital Value
$45K
-70%
9 years remaining
Rental Income
+$344K
Total Position
$389K
+161%
6.6%/yr
Year 20
Capital Value
$12K
-92%
4 years remaining
Rental Income
+$497K
Total Position
$510K
+242%
6.3%/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
Strong
12.4% annual return
Occupancy
Good
75% average occupancy
Nightly Rate
Average
$99 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
80 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Good
24 years remaining on lease

Top Highlights

Prime location in Uluwatu — high tourist traffic
High rental yield at 12.4% — outperforms most Bali villas
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

ADR of $99 limits revenue ceiling — consider repositioning potential
Compact plot at 80 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

55% occ.
9.0%
$1,122/mo
65% occ.
10.7%
$1,332/mo
75% occ.
12.4%
$1,542/mo
current
85% occ.
14.1%
$1,752/mo

Lease Timeline

24 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 9 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.