STUNNING FAMILY VILLA IN THE PRIME AREA OF ULUWATU

STUNNING FAMILY VILLA IN THE PRIME AREA OF ULUWATU

Bali, Bali

$277k

Price

20.5%

ROI

3

Bedrooms

84%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 160 m²
Build: 152.5 m²
Est. Revenue: $84k/yr
Avg Nightly Rate: $274

Investment Analysis

Welcome to Pecatu, the ultimate blend of convenience and relaxation! Just a minute away from fantastic restaurants, easily accessible by a hassle-free drive or ride from the main road. It is also home to the hottest spots in town, including famous beaches, iconic beach clubs, top-tier restaurants, cutting-edge gyms, and rejuvenating spas. Built on a 1.6 Are land plot with a generous 152.50 sqm building size, this stunning villa features 3 bedrooms with closets and en-suite bathrooms. The open-concept living room comes fully furnished, leading to a beautiful garden with a pool. Plus, there’s storage and a parking area for up to 4 motorbikes or 1 car. Constructed with premium materials and designed by an experienced contractor, this is a one-of-a-kind opportunity. Act fast – only one unit available, and construction begins upon sign payment. Completion within 10 months with a 1-year warranty for both structure and finishing. Make this villa your new home! Contact PROPERTIA BALI today for more details!

Propertia
Bali / Uluwatu

STUNNING FAMILY VILLA IN THE PRIME AREA OF ULUWATU

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
152.5 m²
Land Plot
160 m²
Tenure
Lease 23yr
Yield Curve Status

Grade B+ investment — short-term rental yields 21.1% net return annually.

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The Investment

Brixfox Score66
GradeB+
Brixfox Intelligence
66B+Strong
Score Breakdown
ROI & Yield73%
Capital Growth69%
Risk Profile68%
Market Demand66%

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.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+18.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-2.6%
-$36K in 5yr (-13%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
21.1%
$4,873/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
4.7 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$274/night
50% ($137)Brixfox estimate($274/night)200% ($547)
Occupancy
84%
10%Brixfox estimate(84%)100%

Short-Term Rental

Yearly income
$58,474
Airbnb data$274/night · 84% occupancy
Rental income
$274/night · 84% occ.
$84,227
Running costs (20%)
Utilities, cleaning, maintenance
-$16,845
Income tax (10%)
Indonesian rental income tax
-$8,423
Property tax
Annual property tax
-$485
Net income
21.1% ROI
$58,474

Long-Term Rental

Yearly income
$30,523
5 comps
Rental income
$4,467/mo
$42,883
Agency fee (10%)
Finder's fee per tenant
-$4,288
Vacancy (~8%)
1.5mo gap per tenancy
-$3,299
Income tax (10%)
Indonesian rental income tax
-$4,288
Property tax
Annual property tax
-$485
Net income
11.0% ROI
$30,523

Short-term rental earns 1.9x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 23 years remaining.

$2.2M$1.6M$1.1M$546K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $277KPeak 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
$241K
-13%
18 years remaining
Rental Income
+$310K
Total Position
$551K
+99%
14.7%/yr
Year 10
Capital Value
$155K
-44%
13 years remaining
Rental Income
+$670K
Total Position
$826K
+198%
11.5%/yr
Year 15
Capital Value
$72K
-74%
8 years remaining
Rental Income
+$1.1M
Total Position
$1.2M
+318%
10.0%/yr
Year 20
Capital Value
$18K
-94%
3 years remaining
Rental Income
+$1.6M
Total Position
$1.6M
+473%
9.1%/yr

Location

Bali

Uluwatu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
21.1% annual return
Occupancy
Strong
84% average occupancy
Nightly Rate
Strong
$274 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Average
160 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
23 years remaining on lease

Top Highlights

Prime location in Uluwatu — high tourist traffic
High rental yield at 21.1% — outperforms most Bali villas
Strong occupancy at 84% — consistent booking demand

Watch Out

Compact plot at 160 m² — limited expansion potential
STR zoning not confirmed — verify before purchasing for short-term rental use

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

64% occ.
16.1%
$3,708/mo
74% occ.
18.6%
$4,290/mo
84% occ.
21.1%
$4,873/mo
current
94% occ.
23.6%
$5,455/mo

Lease Timeline

23 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 8 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.