READY NOW 2 BEDROOM VILLA FOR SALE LEASEHOLD AND FREEHOLD IN KEROBOKAN BE-2999

READY NOW 2 BEDROOM VILLA FOR SALE LEASEHOLD AND FREEHOLD IN KEROBOKAN BE-2999

Bali, Bali

$270k

Price

9.6%

ROI

2

Bedrooms

51%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 100 m²
Build: 150 m²
Est. Revenue: $48k/yr
Avg Nightly Rate: $256

Investment Analysis

Located in the highly sought-after Pecatu area, this property is just 5 minutes from Nunggalan Beach and only 5-10 minutes from Uluwatu’s most iconic destinations such as The Edge Bali, Bvlgari Resort, Savaya, Bingin, and Padang Padang. Despite its prime location, the property remains conveniently close to supermarkets, cafés, and all daily essentials, offering the perfect balance between lifestyle and convenience.

Bali Exception
Bali / Uluwatu - Pecatu

READY NOW 2 BEDROOM VILLA FOR SALE LEASEHOLD AND FREEHOLD IN KEROBOKAN BE-2999

Inventory
2 Beds
Bathrooms
3 Baths
Built Area
150 m²
Land Plot
100 m²
Tenure
Lease 30yr
Yield Curve Status

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

Go to Source via Bali Exception

The Investment

Brixfox Score66
GradeB+
Brixfox Intelligence
66B+Strong
Score Breakdown
ROI & Yield73%
Capital Growth69%
Risk Profile68%
Market Demand66%

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
+13.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.9%
+$12K in 5yr (+4%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
12.2%
$2,748/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
8.2 yr
Rental only

Location

Bali

Uluwatu - Pecatu, Approximate area

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Income Breakdown

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Nightly Rate (ADR)
$256/night
50% ($128)Brixfox estimate($256/night)200% ($511)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Yearly income
$32,981
Airbnb data$256/night · 51% occupancy
Rental income
$256/night · 51% occ.
$47,791
Running costs (20%)
Utilities, cleaning, maintenance
-$9,558
Income tax (10%)
Indonesian rental income tax
-$4,779
Property tax
Annual property tax
-$473
Net income
12.2% ROI
$32,981

Long-Term Rental

Yearly income
$25,110
6 comps
Rental income
$3,685/mo
$35,380
Agency fee (10%)
Finder's fee per tenant
-$3,538
Vacancy (~8%)
1.5mo gap per tenancy
-$2,722
Income tax (10%)
Indonesian rental income tax
-$3,538
Property tax
Annual property tax
-$473
Net income
9.3% ROI
$25,110

Short-term rental earns 1.3x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 30 years remaining.

$1.8M$1.4M$902K$451K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Purchase PriceIlliquid zoneUnsellableToday: $270KPeak Capital Value: Yr 5 ($282K)Paid 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 5Peak
Capital Value
$282K
+4%
25 years remaining
Rental Income
+$175K
Total Position
$457K
+69%
11.1%/yr
Year 10
Capital Value
$272K
+1%
20 years remaining
Rental Income
+$378K
Total Position
$650K
+141%
9.2%/yr
Year 15
Capital Value
$189K
-30%
15 years remaining
Rental Income
+$613K
Total Position
$803K
+197%
7.5%/yr
Year 20
Capital Value
$98K
-64%
10 years remaining
Rental Income
+$886K
Total Position
$984K
+264%
6.7%/yr

Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
12.2% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Strong
$256 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
100 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
30 years remaining on lease

Top Highlights

Prime location in Uluwatu - Pecatu — high tourist traffic
High rental yield at 12.2% — outperforms most Bali villas
Premium nightly rate of $256 — positioned in the top tier

Watch Out

Occupancy at 51% — factor in seasonal gaps
Compact plot at 100 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

31% occ.
7.4%
$1,660/mo
41% occ.
9.8%
$2,204/mo
51% occ.
12.2%
$2,748/mo
current
61% occ.
14.6%
$3,293/mo

Lease Timeline

30 years remaining
Safe Zone

Your lease is in the safe zone. The property is liquid on the resale market and maintains strong valuation.

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.