1 bedroom Investment villa in Pecatu, Uluwatu area

1 bedroom Investment villa in Pecatu, Uluwatu area

Bali, Bali

$284k

Price

4.2%

ROI

1

Bedrooms

49%

Occupancy

1 Bathrooms
Ownership: leasehold
Land: 215 m²
Build: 111 m²
Est. Revenue: $22k/yr
Avg Nightly Rate: $121

Investment Analysis

This Mediterranean-inspired one-bedroom villa is located on Bali’s southern peninsula in the highly desirable Uluwatu area. Designed as an immersive living experience, the villa combines artistic architecture with functional comfort, offering privacy, strong rental appeal, and proximity to Bali’s most iconic destinations.

Villas of Bali
Bali / Uluwatu

1 bedroom Investment villa in Pecatu, Uluwatu area

Inventory
1 Beds
Bathrooms
1 Baths
Built Area
111 m²
Land Plot
215 m²
Tenure
Lease 24yr
Yield Curve Status

Grade C+ investment — long-term rental yields 10.6% net return annually.

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The Investment

Brixfox Score47
GradeC+
Brixfox Intelligence
47C+Moderate
Score Breakdown
ROI & Yield52%
Capital Growth49%
Risk Profile50%
Market Demand47%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+3.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-1.6%
-$23K in 5yr (-8%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.2%
$1,224/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
19.3 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$121/night
50% ($61)Brixfox estimate($121/night)200% ($242)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Yearly income
$14,687
Airbnb data$121/night · 49% occupancy
Rental income
$121/night · 49% occ.
$21,691
Running costs (20%)
Utilities, cleaning, maintenance
-$4,338
Income tax (10%)
Indonesian rental income tax
-$2,169
Property tax
Annual property tax
-$497
Net income
5.2% ROI
$14,687

Long-Term Rental

Yearly income
$29,974
5 comps
Rental income
$4,390/mo
$42,141
Agency fee (10%)
Finder's fee per tenant
-$4,214
Vacancy (~8%)
1.5mo gap per tenancy
-$3,242
Income tax (10%)
Indonesian rental income tax
-$4,214
Property tax
Annual property tax
-$497
Net income
10.6% ROI
$29,974

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

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$283,951
BPHTB (freehold transfer tax)$14,198
Notary & registration$1,800
Legal / due diligence$2,840
Total acquisition costs$18,838
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$2,775
($0–$5,550)
Furnishing & STR launch
1bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$28,500
All-in investment$334,064

Gross yield (asking)

7.6%

True gross yield (all-in)

6.5%

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.

$581K$436K$291K$145K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $284KPeak Capital Value: NowPaid back
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 16: 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
$261K
-8%
19 years remaining
Rental Income
+$78K
Total Position
$339K
+19%
3.6%/yr
Year 10
Capital Value
$175K
-38%
14 years remaining
Rental Income
+$168K
Total Position
$344K
+21%
1.9%/yr
Year 15
Capital Value
$86K
-70%
9 years remaining
Rental Income
+$273K
Total Position
$360K
+27%
1.6%/yr
Year 20
Capital Value
$24K
-92%
4 years remaining
Rental Income
+$395K
Total Position
$418K
+47%
2.0%/yr

Location

Bali

Uluwatu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Good
5.2% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Good
$121 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
215 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 9/10 instagrammability — commands premium nightly rates

Watch Out

Occupancy at 49% — factor in seasonal gaps
Compact plot at 215 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.
3.1%
$733/mo
40% occ.
4.2%
$991/mo
49% occ.
5.2%
$1,224/mo
current
59% occ.
6.3%
$1,482/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.