READY NOW 3 BEDROOM VILLA FOR SALE LEASEHOLD IN PECATU BE-2060

READY NOW 3 BEDROOM VILLA FOR SALE LEASEHOLD IN PECATU BE-2060

Bali, Bali

$247k

Price

7.3%

ROI

3

Bedrooms

38%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 90 m²
Build: 160 m²
Est. Revenue: $27k/yr
Avg Nightly Rate: $197

Investment Analysis

Located in the sought-after area of Pecatu, this location offers a perfect balance of serenity and convenience, surrounded by natural beauty and just an 8-minute drive to the famous Dreamland Beach, with easy access to luxury resorts, dining, shopping, and popular attractions.This modern, fully furnished villa features a stylish two-story design with high ceilings, creating a bright and airy atmosphere. The kitchen comes complete with a dining table, ideal for family meals and entertaining guests. The living area boasts a cozy sunken sofa, a large television, and stunning outdoor views. The villa offers three spacious bedrooms, each with its own ensuite bathroom, ensuring comfort and privacy for everyone. Step outside, and you’ll find a private pool surrounded by tropical plants, creating a peaceful and relaxing atmosphere. Comfortable lounge chairs are placed beside the pool, perfect for sunbathing or simply enjoying the serene outdoor setting.

Bali Exception
Bali / Uluwatu - Pecatu

READY NOW 3 BEDROOM VILLA FOR SALE LEASEHOLD IN PECATU BE-2060

Inventory
3 Beds
Bathrooms
4 Baths
Built Area
160 m²
Land Plot
90 m²
Tenure
Lease 22yr
Yield Curve Status

Grade C investment — short-term rental yields 7.5% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score40
GradeC
Brixfox Intelligence
40CModerate
Score Breakdown
ROI & Yield44%
Capital Growth42%
Risk Profile43%
Market Demand40%

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
+3.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-3.7%
-$46K in 5yr (-18%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.5%
$1,542/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
20 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
13.3 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$197/night
50% ($98)Brixfox estimate($197/night)200% ($393)
Occupancy
38%
10%Brixfox estimate(38%)100%

Short-Term Rental

Yearly income
$18,502
Airbnb data$197/night · 38% occupancy
Rental income
$197/night · 38% occ.
$27,049
Running costs (20%)
Utilities, cleaning, maintenance
-$5,410
Income tax (10%)
Indonesian rental income tax
-$2,705
Property tax
Annual property tax
-$432
Net income
7.5% ROI
$18,502

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

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$247,000
BPHTB (freehold transfer tax)$12,350
Notary & registration$1,800
Legal / due diligence$2,470
Total acquisition costs$16,620
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$4,000
($0–$8,000)
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$40,700
All-in investment$308,320

Gross yield (asking)

11.0%

True gross yield (all-in)

8.8%

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 22 years remaining.

$650K$487K$325K$162K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $247KPeak 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 12: 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
$201K
-18%
17 years remaining
Rental Income
+$98K
Total Position
$300K
+21%
3.9%/yr
Year 10
Capital Value
$123K
-50%
12 years remaining
Rental Income
+$212K
Total Position
$335K
+36%
3.1%/yr
Year 15
Capital Value
$52K
-79%
7 years remaining
Rental Income
+$344K
Total Position
$396K
+60%
3.2%/yr
Year 20
Capital Value
$11K
-96%
2 years remaining
Rental Income
+$497K
Total Position
$508K
+106%
3.7%/yr

Location

Bali

Uluwatu - Pecatu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Good
7.5% annual return
Occupancy
Weak
38% average occupancy
Nightly Rate
Good
$197 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
90 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
22 years remaining on lease

Top Highlights

Prime location in Uluwatu - Pecatu — high tourist traffic
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Occupancy at 38% — factor in seasonal gaps
Compact plot at 90 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.
5.9%
$1,219/mo
40% occ.
8.0%
$1,638/mo
38% occ.
7.5%
$1,542/mo
current
48% occ.
9.5%
$1,960/mo

Lease Timeline

22 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 7 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.