LUXURIOUS 5 BEDROOM VILLA WITH OCEAN VIEW FOR SALE LEASEHOLD IN PECATU BE-884

LUXURIOUS 5 BEDROOM VILLA WITH OCEAN VIEW FOR SALE LEASEHOLD IN PECATU BE-884

Bali, Bali

$850k

Price

15.3%

ROI

5

Bedrooms

43%

Occupancy

6 Bathrooms
Ownership: leasehold
Land: 475 m²
Build: 570 m²
Est. Revenue: $203k/yr
Avg Nightly Rate: $1298

Investment Analysis

Discover the allure of this exquisite villa nestled in the heart of Pecatu, strategically located near cafes, restaurants, and renowned beach clubs in Uluwatu. Just a short 6-minute ride from Melasti Beach, this prime location offers both convenience and serenity.

Bali Exception
Bali / Uluwatu
Commercial Zone

LUXURIOUS 5 BEDROOM VILLA WITH OCEAN VIEW FOR SALE LEASEHOLD IN PECATU BE-884

Inventory
5 Beds
Bathrooms
6 Baths
Built Area
570 m²
Land Plot
475 m²
Tenure
Lease 29yr
Yield Curve Status

Grade A investment — short-term rental yields 16.5% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score77
GradeA
Brixfox Intelligence
77AExcellent
Score Breakdown
ROI & Yield85%
Capital Growth81%
Risk Profile78%
Market Demand77%

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
+17.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.6%
+$25K in 5yr (+3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
16.5%
$11,713/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
6 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
6.0 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$1,298/night
50% ($649)Brixfox estimate($1,298/night)200% ($2596)
Occupancy
43%
10%Brixfox estimate(43%)100%

Short-Term Rental

Yearly income
$140,550
Airbnb data$1,298/night · 43% occupancy
Rental income
$1,298/night · 43% occ.
$202,911
Running costs (20%)
Utilities, cleaning, maintenance
-$40,582
Income tax (10%)
Indonesian rental income tax
-$20,291
Property tax
Annual property tax
-$1,488
Net income
16.5% ROI
$140,550

Long-Term Rental

Yearly income
$29,530
5 comps
Rental income
$4,468/mo
$42,897
Agency fee (10%)
Finder's fee per tenant
-$4,290
Vacancy (~8%)
1.5mo gap per tenancy
-$3,300
Income tax (10%)
Indonesian rental income tax
-$4,290
Property tax
Annual property tax
-$1,488
Net income
3.5% ROI
$29,530

Short-term rental earns 4.8x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 29 years remaining.

$7.3M$5.5M$3.7M$1.8M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $850KPeak Capital Value: Yr 4 ($879K)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 6: 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
$875K
+3%
24 years remaining
Rental Income
+$746K
Total Position
$1.6M
+91%
13.8%/yr
Year 10
Capital Value
$804K
-5%
19 years remaining
Rental Income
+$1.6M
Total Position
$2.4M
+184%
11.0%/yr
Year 15
Capital Value
$541K
-36%
14 years remaining
Rental Income
+$2.6M
Total Position
$3.2M
+271%
9.1%/yr
Year 20
Capital Value
$266K
-69%
9 years remaining
Rental Income
+$3.8M
Total Position
$4.0M
+376%
8.1%/yr

Location

Bali

Uluwatu, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
16.5% annual return
Occupancy
Weak
43% average occupancy
Nightly Rate
Strong
$1298 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Good
475 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Strong
29 years remaining on lease

Top Highlights

Prime location in Uluwatu — high tourist traffic
High rental yield at 16.5% — outperforms most Bali villas
Premium nightly rate of $1298 — positioned in the top tier

Watch Out

Occupancy at 43% — factor in seasonal gaps

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.
11.5%
$8,167/mo
40% occ.
15.4%
$10,930/mo
43% occ.
16.5%
$11,713/mo
current
53% occ.
20.4%
$14,476/mo

Lease Timeline

29 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.