Offplan Ocean View 2 Bedroom Villa for Sale Leasehold in Pecatu
- 153% above cost to reproduce · 52% above the Uluwatu median for 2-bedroom villas
- 30.5-year lease · 1.0% after lease amortisation
This offplan Pecatu villa nets just 4.3% on an all-in $408,239 cost, based on 91 nearby Airbnb comparables with high confidence, but scores 52/100.
WhyHide
- •Net yield basis of 91 nearby Airbnb comparables carries high confidence.
- •Gross yield on the all-in cost reaches 10%, with projected revenue of $40,748 at 71% occupancy.
- •Short-term letting projects 4.8 points above the 1.7% long-term net yield alternative.
- •Leasehold has only 30.5 years remaining, with no resale value when the lease ends.
- •Asking price sits 153% above the cost to reproduce the land and construction.
- •Off-plan status means the villa is not yet built, with delivery and build quality unproven.
Written by an AI model from this listing's stored figures and checked against them, never from figures of its own. Information, not advice. Generated 29 Oct 2026.
The page’s own figures, line by line · Every purchase cost and the all-in total · Occupancy and offer-price what-ifs · Bali ownership, tax and letting rules
What it earns, what it costs to own, and the net yield
No Airbnb match on file
We have not confirmed this exact villa on Airbnb, so it carries no operating history here. The figures above rest on the comparable set — a launch scenario, not a track record.
Revenue assumptions
Derived from the comparable Airbnb listings below. The headline ADR is the expected BOOKED rate — nearby asking prices corrected by our measured, market-calibrated asking-to-booked factor. Occupancy is calibrated against tracked reference homes nearby. Comp cards below show raw asking prices.Investment basis
The true all-in acquisition cost — asking price plus purchase costs, renovation and furnishing. Every yield on this page is computed against this total, not the asking price.Income tax is PPh 4(2), Indonesia's final tax on rent, at 10% of gross. The regional hotel tax (PBJT, formerly PB1/PHR) is not charged: whether it applies depends on how the villa is licensed and let, so confirm it with your notary. Financing is not modelled.
Cost to reproduce & the long-term-let alternative
Short-term letting projected to outperform long-term by 2.7 points.
The page’s own figures, line by line · Every purchase cost and the all-in total · Occupancy and offer-price what-ifs · Bali ownership, tax and letting rules
Where it sits, and who confirms it
Location
Agency pin · unverifiedUluwatu · Pecatu
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Score, and what could go wrong
Brixfox Score
This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.
Risk & what-if
| Scenario | Occupancy | Net income /yr | Net yield |
|---|---|---|---|
| -20 pts occupancy | 51% | $12,481 | 3.1% |
| -10 pts occupancy | 61% | $15,063 | 3.7% |
| Expected | 71% | $17,646 | 4.3% |
| +10 pts occupancy | 81% | $20,229 | 5.0% |
Brixfox Standard · Non-resident · Fully managed · net yield on all-in cost
Questions about this listing, answered from its data
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Answers grounded in this listing's data, its Airbnb comps and the score breakdown.
This offplan Pecatu villa nets just 4.3% on an all-in $408,239 cost, based on 91 nearby Airbnb comparables with high confidence, but scores 52/100.
- •Net yield basis of 91 nearby Airbnb comparables carries high confidence.
- •Gross yield on the all-in cost reaches 10%, with projected revenue of $40,748 at 71% occupancy.
- •Short-term letting projects 4.8 points above the 1.7% long-term net yield alternative.
- •Leasehold has only 30.5 years remaining, with no resale value when the lease ends.
- •Asking price sits 153% above the cost to reproduce the land and construction.
- •Off-plan status means the villa is not yet built, with delivery and build quality unproven.
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Villa Underwriting Report
PDF report · one-time purchase · this property
- The page’s own figures, line by line
- Every purchase cost and the all-in total
- Occupancy and offer-price what-ifs
- Bali ownership, tax and letting rules
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Modelled from live Airbnb calendar data around this property · operating costs per line, editable in the P&L · estimates, not financial advice.Data sources & methodology ›
ROI calculations use verified Brixfox Intelligence rental data. Operating costs are modelled per line — Airbnb/Booking channel fees whoever manages, then either a full-service management commission or the staff/local operations a self-managing owner buys back, cleaning residual, utilities & insurance, local taxes — with every rate editable in the Financial analysis P&L above. Gross revenue is identical in both management scenarios. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Bali may impact actual yields.