2 bedrooms villa in Pecatu

2 bedrooms villa in Pecatu

Bali, Bali

$210k

Price

12.1%

ROI

2

Bedrooms

71%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 150 m²
Build: 121 m²
Est. Revenue: $37k/yr
Avg Nightly Rate: $143

Investment Analysis

This charming 2-bedroom villa, in Pecatu, offers a modern and efficient layout surrounded by lush green jungle views. Built across two levels, the property combines enclosed living comfort with a spacious open void design, creating a bright and airy atmosphere throughout the villa. Ideal for both personal residence and investment, the villa is offered fully furnished and comes with strong structural warranty coverage, making it a secure off-plan opportunity.

Villas of Bali
Bali / Pecatu
Commercial Zone

2 bedrooms villa in Pecatu

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

Grade C investment — short-term rental yields 12.2% net return annually.

Go to Source via Villas of Bali

The Investment

Brixfox Score0
Grade—
Brixfox Intelligence
0—Weak
Score Breakdown
ROI & Yield0%
Capital Growth0%
Risk Profile5%
Market Demand0%

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
+10.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-1.6%
-$17K in 5yr (-8%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
12.2%
$2,138/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
8.2 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$143/night
50% ($72)Brixfox estimate($143/night)200% ($286)
Occupancy
71%
10%Brixfox estimate(71%)100%

Short-Term Rental

Yearly income
$25,656
Airbnb data$143/night · 71% occupancy
Rental income
$143/night · 71% occ.
$37,176
Running costs (20%)
Utilities, cleaning, maintenance
-$7,435
Income tax (10%)
Indonesian rental income tax
-$3,718
Property tax
Annual property tax
-$367
Net income
12.2% ROI
$25,656

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

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: $210KPeak 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 8: 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
$193K
-8%
19 years remaining
Rental Income
+$136K
Total Position
$329K
+57%
9.4%/yr
Year 10
Capital Value
$130K
-38%
14 years remaining
Rental Income
+$294K
Total Position
$424K
+102%
7.3%/yr
Year 15
Capital Value
$64K
-70%
9 years remaining
Rental Income
+$477K
Total Position
$541K
+158%
6.5%/yr
Year 20
Capital Value
$17K
-92%
4 years remaining
Rental Income
+$689K
Total Position
$707K
+237%
6.3%/yr

Location

Bali

Pecatu, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
12.2% annual return
Occupancy
Good
71% average occupancy
Nightly Rate
Good
$143 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Weak
150 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Good
24 years remaining on lease

Top Highlights

High rental yield at 12.2% — outperforms most Bali villas
Commercial Zone verified — fully licensed for short-term rentals

Watch Out

Secondary location — rental demand may be lower than premium areas
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

51% occ.
8.7%
$1,522/mo
61% occ.
10.4%
$1,827/mo
71% occ.
12.2%
$2,131/mo
current
81% occ.
13.9%
$2,436/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.