OFFPLAN SEA VIEW 3 BEDROOM VILLA FOR SALE LEASEHOLD IN PECATU BE-2943

OFFPLAN SEA VIEW 3 BEDROOM VILLA FOR SALE LEASEHOLD IN PECATU BE-2943

Bali, Bali

$945k

Price

2.5%

ROI

3

Bedrooms

42%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 190 m²
Build: 348 m²
Est. Revenue: $31k/yr
Avg Nightly Rate: $201

Investment Analysis

Located along the southern coastline of Uluwatu, this villa boasts a prime clifftop position overlooking the Indian Ocean and dramatic limestone cliffs. Known for its peaceful and exclusive atmosphere, the area offers privacy and tranquility while remaining close to beautiful white-sand beaches perfect for enjoying stunning sunsets and a refined coastal lifestyle in one of Bali’s most sought-after destinations.

Bali Exception
Bali / Uluwatu - Pecatu

OFFPLAN SEA VIEW 3 BEDROOM VILLA FOR SALE LEASEHOLD IN PECATU BE-2943

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
348 m²
Land Plot
190 m²
Tenure
Lease 27yr
Yield Curve Status

Grade C investment — long-term rental yields 4.9% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score36
GradeC
Brixfox Intelligence
36CModerate
Score Breakdown
ROI & Yield40%
Capital Growth38%
Risk Profile39%
Market Demand36%

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
+2.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.0%
-$993 in 5yr (-0%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.1%
$1,672/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
26 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
47.1 yr
Rental only

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$201/night
50% ($101)Brixfox estimate($201/night)200% ($402)
Occupancy
42%
10%Brixfox estimate(42%)100%

Short-Term Rental

Yearly income
$20,070
Airbnb data$201/night · 42% occupancy
Rental income
$201/night · 42% occ.
$31,034
Running costs (20%)
Utilities, cleaning, maintenance
-$6,207
Income tax (10%)
Indonesian rental income tax
-$3,103
Property tax
Annual property tax
-$1,654
Net income
2.1% ROI
$20,070

Long-Term Rental

Yearly income
$46,455
5 comps
Rental income
$6,930/mo
$66,533
Agency fee (10%)
Finder's fee per tenant
-$6,653
Vacancy (~8%)
1.5mo gap per tenancy
-$5,118
Income tax (10%)
Indonesian rental income tax
-$6,653
Property tax
Annual property tax
-$1,654
Net income
4.9% ROI
$46,455

Long-term rental earns more with lower risk and less effort.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 27 years remaining.

$1.2M$932K$622K$311K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $945KPeak Capital Value: Yr 2 ($960K)
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.
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
$944K
-0%
22 years remaining
Rental Income
+$107K
Total Position
$1.1M
+11%
2.1%/yr
Year 10
Capital Value
$770K
-19%
17 years remaining
Rental Income
+$230K
Total Position
$1.0M
+6%
0.6%/yr
Year 15
Capital Value
$470K
-50%
12 years remaining
Rental Income
+$373K
Total Position
$843K
-11%
-0.8%/yr
Year 20
Capital Value
$200K
-79%
7 years remaining
Rental Income
+$539K
Total Position
$739K
-22%
-1.2%/yr

Location

Bali

Uluwatu - Pecatu, 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
Weak
2.1% annual return
Occupancy
Weak
42% average occupancy
Nightly Rate
Strong
$201 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Average
190 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
27 years remaining on lease

Top Highlights

Prime location in Uluwatu - Pecatu — high tourist traffic
Premium nightly rate of $201 — positioned in the top tier
27+ year lease — strong tenure runway

Watch Out

Yield of 2.1% is below the market average — model your cashflow carefully
Occupancy at 42% — factor in seasonal gaps

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
1.5%
$1,146/mo
40% occ.
2.0%
$1,574/mo
42% occ.
2.1%
$1,672/mo
current
52% occ.
2.7%
$2,101/mo

Lease Timeline

27 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.