2 bedroom Investment villa in Pecatu, Uluwatu area

2 bedroom Investment villa in Pecatu, Uluwatu area

Bali, Bali

$401k

Price

6.4%

ROI

2

Bedrooms

74%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 365 m²
Build: 270 m²
Est. Revenue: $38k/yr
Avg Nightly Rate: $140

Investment Analysis

This Mediterranean-inspired two-bedroom villa is located on Bali’s southern peninsula in the highly sought-after Uluwatu area. Designed as an immersive art-focused living experience, the villa combines architectural character with modern comfort, offering privacy, functionality, and strong appeal for both lifestyle buyers and investors.

Villas of Bali
Bali / Uluwatu

2 bedroom Investment villa in Pecatu, Uluwatu area

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
270 m²
Land Plot
365 m²
Tenure
Lease 24yr
Yield Curve Status

Grade C+ investment — long-term rental yields 14.6% net return annually.

Go to Source via Villas of Bali

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
+4.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-1.6%
-$32K in 5yr (-8%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.4%
$2,139/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
23 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
15.6 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$140/night
50% ($70)Brixfox estimate($140/night)200% ($281)
Occupancy
74%
10%Brixfox estimate(74%)100%

Short-Term Rental

Yearly income
$25,666
Airbnb data$140/night · 74% occupancy
Rental income
$140/night · 74% occ.
$37,668
Running costs (20%)
Utilities, cleaning, maintenance
-$7,534
Income tax (10%)
Indonesian rental income tax
-$3,767
Property tax
Annual property tax
-$702
Net income
6.4% ROI
$25,666

Long-Term Rental

Yearly income
$58,675
5 comps
Rental income
$8,554/mo
$82,118
Agency fee (10%)
Finder's fee per tenant
-$8,212
Vacancy (~8%)
1.5mo gap per tenancy
-$6,317
Income tax (10%)
Indonesian rental income tax
-$8,212
Property tax
Annual property tax
-$702
Net income
14.6% ROI
$58,675

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

Growth & Exit Strategy

How your investment grows over time

Leasehold with 24 years remaining.

$1.0M$762K$508K$254K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $401KPeak 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 14: 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
$369K
-8%
19 years remaining
Rental Income
+$136K
Total Position
$505K
+26%
4.7%/yr
Year 10
Capital Value
$248K
-38%
14 years remaining
Rental Income
+$294K
Total Position
$542K
+35%
3.1%/yr
Year 15
Capital Value
$122K
-70%
9 years remaining
Rental Income
+$477K
Total Position
$600K
+49%
2.7%/yr
Year 20
Capital Value
$33K
-92%
4 years remaining
Rental Income
+$690K
Total Position
$723K
+80%
3.0%/yr

Location

Bali

Uluwatu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Good
6.4% annual return
Occupancy
Good
74% average occupancy
Nightly Rate
Good
$140 per night
Visual Appeal
Strong
10/10 instagrammability
Size & Space
Good
365 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
24 years remaining on lease

Top Highlights

Prime location in Uluwatu — high tourist traffic
Stunning visuals with 10/10 instagrammability — commands premium nightly rates

Watch Out

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

54% occ.
4.6%
$1,541/mo
64% occ.
5.5%
$1,840/mo
74% occ.
6.4%
$2,139/mo
current
84% occ.
7.3%
$2,438/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.