Stylish 2-Bedroom Villa with Ocean Views and Rooftop Pool in Uluwatu

Stylish 2-Bedroom Villa with Ocean Views and Rooftop Pool in Uluwatu

Bali, Bali

$315k

Price

8.3%

ROI

2

Bedrooms

72%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 129.5 m²
Build: 132 m²
Est. Revenue: $39k/yr
Avg Nightly Rate: $147

Investment Analysis

This 2 bedroom villa is located in Pecatu, Uluwatu, set on 129.5 sqm of land within an elevated residential pocket. Featuring ocean and sunset views, rooftop plunge pool, and contemporary tropical design, the property is ideal for lifestyle residence or investment in one of South Bali’s most established cliffside areas.

Villas of Bali
Bali / Pecatu

Stylish 2-Bedroom Villa with Ocean Views and Rooftop Pool in Uluwatu

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
132 m²
Land Plot
129.5 m²
Tenure
Lease 27yr
Yield Curve Status

Grade C+ investment — short-term rental yields 8.4% net return annually.

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The Investment

Brixfox Score54
GradeC+
Brixfox Intelligence
54C+Moderate
Score Breakdown
ROI & Yield59%
Capital Growth57%
Risk Profile56%
Market Demand54%

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
+8.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.0%
-$331 in 5yr (-0%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.4%
$2,208/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
14 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
11.9 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$147/night
50% ($73)Brixfox estimate($147/night)200% ($294)
Occupancy
72%
10%Brixfox estimate(72%)100%

Short-Term Rental

Yearly income
$26,496
Airbnb data$147/night · 72% occupancy
Rental income
$147/night · 72% occ.
$38,638
Running costs (20%)
Utilities, cleaning, maintenance
-$7,728
Income tax (10%)
Indonesian rental income tax
-$3,864
Property tax
Annual property tax
-$551
Net income
8.4% ROI
$26,496

Long-Term Rental

Yearly income
$22,337
5 comps
Rental income
$3,297/mo
$31,654
Agency fee (10%)
Finder's fee per tenant
-$3,165
Vacancy (~8%)
1.5mo gap per tenancy
-$2,435
Income tax (10%)
Indonesian rental income tax
-$3,165
Property tax
Annual property tax
-$551
Net income
7.1% ROI
$22,337

Short-term rental earns 1.2x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 27 years remaining.

$1.2M$930K$620K$310K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $315KPeak Capital Value: Yr 2 ($320K)Paid 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 11: 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
$314K
-0%
22 years remaining
Rental Income
+$141K
Total Position
$455K
+45%
7.7%/yr
Year 10
Capital Value
$257K
-19%
17 years remaining
Rental Income
+$304K
Total Position
$560K
+78%
5.9%/yr
Year 15
Capital Value
$157K
-50%
12 years remaining
Rental Income
+$493K
Total Position
$649K
+106%
4.9%/yr
Year 20
Capital Value
$67K
-79%
7 years remaining
Rental Income
+$712K
Total Position
$778K
+147%
4.6%/yr

Location

Bali

Pecatu, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.4% annual return
Occupancy
Good
72% average occupancy
Nightly Rate
Good
$147 per night
Visual Appeal
Strong
10/10 instagrammability
Size & Space
Weak
130 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
27 years remaining on lease

Top Highlights

High rental yield at 8.4% — outperforms most Bali villas
Stunning visuals with 10/10 instagrammability — commands premium nightly rates
27+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
Compact plot at 130 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

52% occ.
6.0%
$1,583/mo
62% occ.
7.2%
$1,896/mo
72% occ.
8.4%
$2,208/mo
current
82% occ.
9.6%
$2,520/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.