MINIMALIST 2 BEDROOM VILLA FOR SALE LEASEHOLD IN NUNGGALAN PECATU BE-1122

MINIMALIST 2 BEDROOM VILLA FOR SALE LEASEHOLD IN NUNGGALAN PECATU BE-1122

Bali, Bali

$208k

Price

12.1%

ROI

2

Bedrooms

56%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 125 m²
Build: 110 m²
Est. Revenue: $47k/yr
Avg Nightly Rate: $232

Investment Analysis

This stunning off-plan 2-bedroom villa is nestled in the heart of Uluwatu, offering unparalleled convenience with its close proximity to pristine white sand beaches like Nunggalan and Melasti Beach, gourmet restaurants, cliff bars at 5-star resorts (Bvlgari, Alila, 6 Senses, Cave at The Edge), vibrant beach clubs (Sundays, One Eighty Club), and only 10 minutes away from the famous Savaya Club where events with renowned DJs take place.

Bali Exception
Bali / Uluwatu
Commercial Zone

MINIMALIST 2 BEDROOM VILLA FOR SALE LEASEHOLD IN NUNGGALAN PECATU BE-1122

Inventory
2 Beds
Bathrooms
3 Baths
Built Area
110 m²
Land Plot
125 m²
Tenure
Lease 25yr
Yield Curve Status

Grade A investment — short-term rental yields 15.7% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score76
GradeA
Brixfox Intelligence
76AExcellent
Score Breakdown
ROI & Yield84%
Capital Growth80%
Risk Profile77%
Market Demand76%

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
+15.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.7%
-$7K in 5yr (-3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
15.7%
$2,726/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
6.4 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$232/night
50% ($116)Brixfox estimate($232/night)200% ($463)
Occupancy
56%
10%Brixfox estimate(56%)100%

Short-Term Rental

Yearly income
$32,706
Airbnb data$232/night · 56% occupancy
Rental income
$232/night · 56% occ.
$47,243
Running costs (20%)
Utilities, cleaning, maintenance
-$9,449
Income tax (10%)
Indonesian rental income tax
-$4,724
Property tax
Annual property tax
-$364
Net income
15.7% ROI
$32,706

Long-Term Rental

Yearly income
$23,188
5 comps
Rental income
$3,393/mo
$32,572
Agency fee (10%)
Finder's fee per tenant
-$3,257
Vacancy (~8%)
1.5mo gap per tenancy
-$2,506
Income tax (10%)
Indonesian rental income tax
-$3,257
Property tax
Annual property tax
-$364
Net income
11.1% ROI
$23,188

Short-term rental earns 1.4x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 25 years remaining.

$1.4M$1.0M$686K$343K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $208KPeak 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 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
$201K
-3%
20 years remaining
Rental Income
+$174K
Total Position
$375K
+80%
12.5%/yr
Year 10
Capital Value
$140K
-33%
15 years remaining
Rental Income
+$375K
Total Position
$515K
+147%
9.5%/yr
Year 15
Capital Value
$72K
-65%
10 years remaining
Rental Income
+$608K
Total Position
$680K
+227%
8.2%/yr
Year 20
Capital Value
$21K
-90%
5 years remaining
Rental Income
+$879K
Total Position
$900K
+333%
7.6%/yr

Location

Bali

Uluwatu, Approximate area

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Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Strong
15.7% annual return
Occupancy
Average
56% average occupancy
Nightly Rate
Strong
$232 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
125 m² land area
Zoning
Strong
Zoned for short-term rentals
Tenure
Good
25 years remaining on lease

Top Highlights

Prime location in Uluwatu — high tourist traffic
High rental yield at 15.7% — outperforms most Bali villas
Premium nightly rate of $232 — positioned in the top tier

Watch Out

Occupancy at 56% — factor in seasonal gaps
Compact plot at 125 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

36% occ.
10.0%
$1,739/mo
46% occ.
12.9%
$2,232/mo
56% occ.
15.7%
$2,726/mo
current
66% occ.
18.6%
$3,219/mo

Lease Timeline

25 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.