3 bedrooms villa simply beautiful in Pejeng

3 bedrooms villa simply beautiful in Pejeng

Bali, Bali

$299k

Price

9.1%

ROI

3

Bedrooms

40%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 350 m²
Build: 158 m²
Est. Revenue: $49k/yr
Avg Nightly Rate: $329

Investment Analysis

This three-bedroom villa is designed for family living with a strong indoor–outdoor connection, combining open-plan comfort, natural light, and practical built-in storage.

Villas of Bali
Bali / Ubud

3 bedrooms villa simply beautiful in Pejeng

Inventory
3 Beds
Bathrooms
2 Baths
Built Area
158 m²
Land Plot
350 m²
Tenure
Lease 24yr
Yield Curve Status

Grade B investment — short-term rental yields 11.2% 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%

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
+9.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-1.6%
-$24K in 5yr (-8%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
11.2%
$2,792/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
8.9 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$329/night
50% ($165)Brixfox estimate($329/night)200% ($659)
Occupancy
40%
10%Brixfox estimate(40%)100%

Short-Term Rental

Yearly income
$33,502
Airbnb data$329/night · 40% occupancy
Rental income
$329/night · 40% occ.
$48,608
Running costs (20%)
Utilities, cleaning, maintenance
-$9,722
Income tax (10%)
Indonesian rental income tax
-$4,861
Property tax
Annual property tax
-$524
Net income
11.2% ROI
$33,502

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

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$299,383
BPHTB (freehold transfer tax)$14,969
Notary & registration$1,800
Legal / due diligence$2,994
Total acquisition costs$19,763
Renovation (~$175/m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		$27,650
($15,800–$39,500)
Furnishing & STR launch
3bd × $3,500 base + appliances, electronics, outdoor, licence, photography, linens.		$24,300
All-in investment$371,096

Gross yield (asking)

16.2%

True gross yield (all-in)

13.1%

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

Leasehold with 24 years remaining.

$1.3M$995K$663K$332K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $299KPeak 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 9: 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
$275K
-8%
19 years remaining
Rental Income
+$178K
Total Position
$453K
+51%
8.6%/yr
Year 10
Capital Value
$185K
-38%
14 years remaining
Rental Income
+$384K
Total Position
$569K
+90%
6.6%/yr
Year 15
Capital Value
$91K
-70%
9 years remaining
Rental Income
+$623K
Total Position
$714K
+139%
6.0%/yr
Year 20
Capital Value
$25K
-92%
4 years remaining
Rental Income
+$900K
Total Position
$925K
+209%
5.8%/yr

Location

Bali

Ubud, Approximate area

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Villa Scorecard

Location
Good
Popular area with steady demand
Rental Yield
Strong
11.2% annual return
Occupancy
Weak
40% average occupancy
Nightly Rate
Strong
$329 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Good
350 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
24 years remaining on lease

Top Highlights

High rental yield at 11.2% — outperforms most villas in this market
Premium nightly rate of $329 — positioned in the top tier

Watch Out

Occupancy at 40% — factor in seasonal gaps
Visual appeal is below average — photos may not compete well on Airbnb listings

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.
8.3%
$2,060/mo
40% occ.
11.1%
$2,761/mo
current
40% occ.
11.2%
$2,792/mo
current
50% occ.
14.0%
$3,493/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.