Bali · Branded Residences · available
Pecatu Cliff Edge Pool Residences
Pecatu, Bukit Peninsula, Bali
Investment snapshot
Why this opportunity
A compact release of cliff-edge pool residences on the Pecatu plateau of Bali's southern Bukit peninsula. Each unit is engineered for unobstructed sunset exposure over the Indian Ocean, with cantilevered infinity pool, brutalist concrete and tropical hardwood envelope, and direct access to a private cliff lift. The Bukit's protected coastal corridor has the deepest supply constraint on the island, supporting both ADR strength and resale liquidity.
- Unobstructed western cliff-edge orientation
- Cantilevered infinity pool and private cliff lift
- Brutalist concrete and tropical hardwood material palette
- Located on Bali's most supply-constrained surf coastline
- Market
- Bali
- Location
- Pecatu, Bukit Peninsula, Bali
- Asset type
- Branded Residences
- Price from
- From $510,000
- Ownership structure
- Leasehold · 30 yrs + extension
- Completion
- Q1 2027
- Status
- available
- Projected return
- 12–16% p.a.
- Operator / Management
- Professional hospitality management
- Minimum ticket
- From $510,000
- Documents available
- Memo, payment plan, legal summary, financial model
Financial model — indicative scenarios
| Scenario | Gross annual revenue | Operating expenses | Net annual income | Net yield | Payback period |
|---|---|---|---|---|---|
| Conservative | $131,531 | $70,331 | $61,200 | 12.0% | 8.3 yrs |
| Base | $171,988 | $100,588 | $71,400 | 14.0% | 7.1 yrs |
| Upside | $201,633 | $120,033 | $81,600 | 16.0% | 6.3 yrs |
Conservative
Scenario
- Gross annual revenue
- $131,531
- Operating expenses
- $70,331
- Net annual income
- $61,200
- Net yield
- 12.0%
- Payback period
- 8.3 yrs
Base
Scenario
- Gross annual revenue
- $171,988
- Operating expenses
- $100,588
- Net annual income
- $71,400
- Net yield
- 14.0%
- Payback period
- 7.1 yrs
Upside
Scenario
- Gross annual revenue
- $201,633
- Operating expenses
- $120,033
- Net annual income
- $81,600
- Net yield
- 16.0%
- Payback period
- 6.3 yrs
Financial projections are indicative and based on assumptions about occupancy, ADR, operating costs and tax. They are not guaranteed returns. CROWNHAVEN provides private real estate advisory and does not provide regulated financial, tax or legal advice.
Legal structure
Title, lease term, payment schedule, registration steps and what the investor receives at closing are documented in the full memo. Final structure should be reviewed with independent legal counsel before commitment.
Operator & management
The asset is brought into a professionally operated short-stay or branded-residence programme. Reporting, OPEX allocation, management fees, marketing fees and owner-stay policy are detailed in the operator agreement.
Construction & timeline
Stage, target completion date and long-stop terms are summarised below. Delay clauses, milestone payments and handover protocol are covered in the full transaction pack.
Documents available on request
- Investment memo (full)
- Payment plan
- Draft sale & purchase agreement
- Land / lease title summary
- Permit overview
- Operator / management summary
- Financial model (3 scenarios)
Key risks to review before investing
- Construction delay and long-stop date exposure
- Operator performance vs. underwritten ADR and occupancy
- Tourism market volatility and seasonality
- Currency exposure (USD / IDR / AED / THB)
- Resale liquidity and exit timing
- Regulatory and zoning changes
- Rental assumptions vs. actual realised yield
Investment snapshot
Request the full investor memo
We share the complete document pack — financial model, legal structure, operator agreement summary, payment schedule and risk memo — privately, after a short qualification call.