OFFPLAN 3 BEDROOM BOUTIQUE HOTEL FOR SALE LEASEHOLD IN PECATU BE-2897

OFFPLAN 3 BEDROOM BOUTIQUE HOTEL FOR SALE LEASEHOLD IN PECATU BE-2897

Bali, Bali

$300k

Price

11.8%

ROI

3

Bedrooms

48%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 244 m²
Build: 105 m²
Est. Revenue: $59k/yr
Avg Nightly Rate: $341

Investment Analysis

Located in the sought-after Pecatu area, this boutique hotel complex offers easy access to some of Uluwatu’s most popular destinations. It is just a short drive to famous beaches, surf spots, beach clubs, cafés, and restaurants, while still tucked away in a quiet and private setting.The interiors feature a modern tropical design with strong architectural lines, natural textures, and warm earthy tones. The boutique hotel consists of three one-bedroom units arranged side by side within one compound. Each unit includes one bedroom and one bathroom, designed with an open, airy layout that blends wood, concrete, and soft lighting for a calm and refined atmosphere. The property features one shared swimming pool surrounded by sun loungers and lush greenery. The view is serene and tropical, creating a peaceful space for relaxing or enjoying Bali’s outdoor lifestyle.

Bali Exception
Bali / Uluwatu - Pecatu

OFFPLAN 3 BEDROOM BOUTIQUE HOTEL FOR SALE LEASEHOLD IN PECATU BE-2897

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
105 m²
Land Plot
244 m²
Tenure
Lease 24yr
Yield Curve Status

Grade B investment — short-term rental yields 13.6% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score64
GradeB
Brixfox Intelligence
64BStrong
Score Breakdown
ROI & Yield70%
Capital Growth67%
Risk Profile66%
Market Demand64%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+12.0%
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
13.6%
$3,404/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
7.3 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$341/night
50% ($170)Brixfox estimate($341/night)200% ($682)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$40,851
Airbnb data$341/night · 48% occupancy
Rental income
$341/night · 48% occ.
$59,109
Running costs (20%)
Utilities, cleaning, maintenance
-$11,822
Income tax (10%)
Indonesian rental income tax
-$5,911
Property tax
Annual property tax
-$525
Net income
13.6% ROI
$40,851

Long-Term Rental

Yearly income
$33,994
7 comps
Rental income
$4,973/mo
$47,738
Agency fee (10%)
Finder's fee per tenant
-$4,774
Vacancy (~8%)
1.5mo gap per tenancy
-$3,672
Income tax (10%)
Indonesian rental income tax
-$4,774
Property tax
Annual property tax
-$525
Net income
11.3% ROI
$33,994

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

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$300,000
BPHTB (freehold transfer tax)$15,000
Notary & registration$1,800
Legal / due diligence$3,000
Total acquisition costs$19,800
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$2,625
($0–$5,250)
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$42,900
All-in investment$365,325

Gross yield (asking)

19.7%

True gross yield (all-in)

16.2%

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.

$1.6M$1.2M$809K$404K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $300KPeak 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 7: 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
$276K
-8%
19 years remaining
Rental Income
+$217K
Total Position
$493K
+64%
10.4%/yr
Year 10
Capital Value
$185K
-38%
14 years remaining
Rental Income
+$468K
Total Position
$654K
+118%
8.1%/yr
Year 15
Capital Value
$91K
-70%
9 years remaining
Rental Income
+$760K
Total Position
$851K
+184%
7.2%/yr
Year 20
Capital Value
$25K
-92%
4 years remaining
Rental Income
+$1.1M
Total Position
$1.1M
+274%
6.8%/yr

Location

Bali

Uluwatu - Pecatu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
13.6% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Strong
$341 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
244 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
24 years remaining on lease

Top Highlights

Prime location in Uluwatu - Pecatu — high tourist traffic
High rental yield at 13.6% — outperforms most villas in this market
Premium nightly rate of $341 — positioned in the top tier

Watch Out

Occupancy at 48% — factor in seasonal gaps
Compact plot at 244 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.
8.5%
$2,133/mo
40% occ.
11.4%
$2,859/mo
48% occ.
13.6%
$3,404/mo
current
58% occ.
16.5%
$4,130/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.