Launch offer — 3 months free free, no card

Offplan 1 Bedroom Villa for Sale Leasehold in Pecatu Be-3138

Offplan 1 Bedroom Villa for Sale Leasehold in Pecatu Be-3138

Uluwatu, Bali

$149k

Price

10.4%

ROI

1

Bedrooms

40%

Occupancy

1 Bathrooms
Ownership: Leasehold
Land: 100 m²
Est. Revenue: $23k/yr
Avg Nightly Rate: $156

Investment Analysis

This Villa BE-3138 located in Uluwatu is for sale with Leasehold ownership for EUR129,125, IDR2,679,996,982

1-bedroom leasehold villa in Uluwatu — photo 1 of 5
Bali Exception
1-bedroom leasehold villa in Uluwatu — photo 2 of 5
1-bedroom leasehold villa in Uluwatu — photo 3 of 5
1-bedroom leasehold villa in Uluwatu — photo 4 of 5
1-bedroom leasehold villa in Uluwatu — photo 5 of 5

Offplan 1 Bedroom Villa for Sale Leasehold in Pecatu Be-3138

Uluwatu · Uluwatu · Ref BF-97460 Source verified · Bali Exception · listed 10 Jun 2026
Asking price · Leasehold
$149,000
View original listing
Ownership
Leasehold
Bedrooms
1
Bathrooms
1
Land
100 m²
True net yield
5.1%
≈ $1,296/mo net after costs & tax
Cash yield while the lease runs — capital not recovered after 25.5 yrs
Lease-adjusted return
1.2% / yr
over 25.5-yr lease, capital not recovered
Brixfox Score 68 · B+
25.5 yrs left on lease
Short lease — 25.5 yrs left. The 5.1% net yield is cash income while the lease runs; your capital is not recovered when it ends. Adjusted for the lease decay, the real return is about 1.2%/yr — unless you extend the lease.
Modelled from Airbnb listings we track across Uluwatu — live calendar data. Projections are estimates, not financial advice.

What nearby Airbnbs actually earn

Brixfox tracks the live availability calendars of Airbnb listings around this property. The rates and occupancy below are observed from real bookings — this is the data behind every yield figure on this page.

Location

Uluwatu

Uluwatu, Pin from agency listing

Loading Map...

Airbnb Comp Analysis

Finding Airbnb comps...

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$156/night
50% ($78)Brixfox estimate($156/night)200% ($312)
Occupancy
40%
10%Brixfox estimate(40%)100%

Short-Term Rental

Yearly income
$15,556
Airbnb data$156/night · 40% occupancy
Rental income
$156/night · 40% occ.
$22,596
Running costs (20%)
Utilities, cleaning, maintenance
-$4,519
Income tax (10%)
Indonesian rental income tax
-$2,260
Property tax
Annual property tax
-$261
Net income
10.4% ROI
$15,556

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$149,000
Lease transfer & notarial admin (~1%)$1,490
Notary & registration$1,800
Legal / due diligence$1,500
Total acquisition costs$4,790
RenovationMove-in ready
Furnishing & STR launch
1bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$28,500
All-in investment$182,290

Gross yield (asking)

15.2%

True gross yield (all-in)

12.4%

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 25.5 years remaining.

$654K$491K$327K$164K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $149KPeak Capital Value: Yr 1 ($149K)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 9: 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
$145K
-3%
20.5 years remaining
Rental Income
+$83K
Total Position
$228K
+53%
8.9%/yr
Year 10
Capital Value
$106K
-29%
15.5 years remaining
Rental Income
+$178K
Total Position
$284K
+91%
6.7%/yr
Year 15
Capital Value
$57K
-61%
10.5 years remaining
Rental Income
+$289K
Total Position
$347K
+133%
5.8%/yr
Year 20
Capital Value
$19K
-87%
5.5 years remaining
Rental Income
+$418K
Total Position
$437K
+193%
5.5%/yr
Turnkey Management

Your property, professionally managed

Buying from abroad? You won't lift a finger. A vetted local management partner is already connected to this listing — ready to run it as a short-stay rental from day one, so the Managed projections above are something you can actually rely on.

Vetted by Brixfox 6+ yrs operating 60+ properties managed ~2h guest response

Uluwatu Villa Care

Vetted

Bukit-peninsula clifftop & beach villa specialists

22%
Management fee
of rental revenue — already in your Managed figures

Boutique operator focused on the Bukit. Premium guest experience, transparent monthly reporting, and on-call maintenance for remote owners.

What the fee covers

  • Listing setup & optimisation (Airbnb, Booking.com, VRBO)
  • Dynamic pricing & revenue management
  • 24/7 multilingual guest communication
  • Guided check-in / check-out & key handling
  • Professional cleaning, laundry & restocking
  • Maintenance & repairs coordination
  • Monthly owner statements & payouts
  • Guest screening & damage protection
  • Pool & garden upkeep
  • Pondok wisata / STR licensing assistance
Visit Uluwatu Villa Care

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

Try one of these

Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
10.4% annual return
Occupancy
Weak
40% average occupancy
Nightly Rate
Good
$156 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
100 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
25.5 years remaining on lease

Top Highlights

Prime location in Uluwatu — high tourist traffic
High rental yield at 10.4% — outperforms most villas in this market
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Occupancy at 40% — 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

30% occ.
7.8%
$974/mo
40% occ.
10.5%
$1,305/mo
current
40% occ.
10.4%
$1,296/mo
current
50% occ.
13.1%
$1,628/mo

Lease Timeline

25.5 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.