Turn-Key Freehold Modern Contemporary Villa in Pecatu

Turn-Key Freehold Modern Contemporary Villa in Pecatu

Bali, Bali

$302k

Price

8.9%

ROI

3

Bedrooms

46%

Occupancy

3 Bathrooms
Ownership: freehold
Land: 110 m²
Build: 142 m²
Est. Revenue: $53k/yr
Avg Nightly Rate: $319

Investment Analysis

Located in the serene area of Pecatu, Uluwatu, this stunning 3-bedroom freehold villa is built on 1.1 Are of land with a 142 sqm two-storey building, offering privacy, tranquility, and refreshing ocean breezes.

Propertia
Bali / Uluwatu
Commercial Zone

Turn-Key Freehold Modern Contemporary Villa in Pecatu

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
142 m²
Land Plot
110 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 12.2% net return annually.

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The Investment

Brixfox Score57
GradeB
Brixfox Intelligence
57BStrong
Score Breakdown
ROI & Yield63%
Capital Growth60%
Risk Profile59%
Market Demand57%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+16.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$66K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
12.2%
$3,065/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
6 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
8.2 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$319/night
50% ($159)Brixfox estimate($319/night)200% ($638)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$36,781
Airbnb data$319/night · 46% occupancy
Rental income
$319/night · 46% occ.
$53,301
Running costs (20%)
Utilities, cleaning, maintenance
-$10,660
Income tax (10%)
Indonesian rental income tax
-$5,330
Property tax
Annual property tax
-$529
Net income
12.2% ROI
$36,781

Long-Term Rental

Yearly income
$24,642
7 comps
Rental income
$3,626/mo
$34,812
Agency fee (10%)
Finder's fee per tenant
-$3,481
Vacancy (~8%)
1.5mo gap per tenancy
-$2,678
Income tax (10%)
Indonesian rental income tax
-$3,481
Property tax
Annual property tax
-$529
Net income
8.1% ROI
$24,642

Short-term rental earns 1.5x more but requires active management.

True all-in investment

What the headline asking price actually costs once mandatory taxes, fees, renovation, and furnishing are added. Yields rebased onto this number — closer to what you'll really earn against what you'll really pay.

Asking price$302,469
BPHTB (freehold transfer tax)$15,123
Notary & registration$1,800
Legal / due diligence$3,025
Total acquisition costs$19,948
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$3,550
($0–$7,100)
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$42,900
All-in investment$368,867

Gross yield (asking)

17.6%

True gross yield (all-in)

14.4%

Bali estimates assume freehold (Hak Milik) acquisition via PT PMA. Leasehold (Hak Sewa) deals have lower transfer costs (~1% vs 5% BPHTB). Renovation rates calibrated to Bali contractor pricing. Working capital not included.

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Bali.

$3.1M$2.4M$1.6M$785K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $302K
Capital appreciation
Property value growing at +4%/yr based on Bali market trends.
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: rental income alone has repaid the full purchase price.
2x return
Year 6: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$368K
+22%
Rental Income
+$195K
Total Position
$563K
+86%
13.2%/yr
Year 10
Capital Value
$448K
+48%
Rental Income
+$422K
Total Position
$869K
+187%
11.1%/yr
Year 20
Capital Value
$663K
+119%
Rental Income
+$988K
Total Position
$1.7M
+446%
8.9%/yr
Year 30
Capital Value
$981K
+224%
Rental Income
+$1.7M
Total Position
$2.7M
+803%
7.6%/yr

Location

Bali

Uluwatu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
12.2% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Strong
$319 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
110 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
Freehold ownership

Top Highlights

Prime location in Uluwatu — high tourist traffic
High rental yield at 12.2% — outperforms most villas in this market
Premium nightly rate of $319 — positioned in the top tier

Watch Out

Occupancy at 46% — factor in seasonal gaps
Compact plot at 110 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.
7.9%
$1,993/mo
40% occ.
10.6%
$2,673/mo
46% occ.
12.2%
$3,065/mo
current
56% occ.
14.9%
$3,744/mo

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.