Luxury Riverside Villa in the Prime Area of Pererenan

Luxury Riverside Villa in the Prime Area of Pererenan

Pererenan, Bali

$3.1M

Price

3.4%

ROI

5

Bedrooms

48%

Occupancy

5 Bathrooms
Ownership: Freehold
Land: 1000 m²
Build: 1000 m²
Est. Revenue: $155k/yr
Avg Nightly Rate: $878

Investment Analysis

Perfectly located just minutes from Pererenan Beach and surrounded by serene rice fields and a peaceful riverside setting, this luxurious 5-bedroom villa embodies the ultimate Bali lifestyle. Its prime location offers both privacy and tranquility while keeping you close to trendy cafes, restaurants, and the vibrant Canggu scene. Set on an expansive 24.2 Are of […]

Propertia
Pererenan / Pererenan

Luxury Riverside Villa in the Prime Area of Pererenan

Inventory
5 Beds
Bathrooms
5 Baths
Built Area
1000 m²
Land Plot
1000 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 3.4% net return annually.

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The Investment

Brixfox Score62
GradeB
Brixfox Intelligence
62BStrong
Score Breakdown
ROI & Yield68%
Capital Growth65%
Risk Profile64%
Market Demand62%

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
+10.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.8%
+$1.0M in 5yr (+34%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.4%
$8,615/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
29.6 yr
Rental only

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.

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Nightly Rate (ADR)
$878/night
50% ($439)Brixfox estimate($878/night)200% ($1756)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$103,385
Airbnb data$878/night · 48% occupancy
Rental income
$878/night · 48% occ.
$155,347
Running costs (20%)
Utilities, cleaning, maintenance
-$31,069
Income tax (10%)
Indonesian rental income tax
-$15,535
Property tax
Annual property tax
-$5,358
Net income
3.4% ROI
$103,385

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

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$3,061,470
BPHTB (freehold transfer tax)$153,074
Notary & registration$1,800
Legal / due diligence$30,615
Total acquisition costs$185,489
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$25,000
($0–$50,000)
Furnishing & STR launch
5bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$57,300
All-in investment$3,329,259

Gross yield (asking)

5.1%

True gross yield (all-in)

4.7%

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

Freehold — 6%/yr appreciation in Pererenan.

$25.9M$19.4M$12.9M$6.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $3.1M
Capital appreciation
Property value growing at +6%/yr based on Pererenan market trends.
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 22: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$4.1M
+34%
Rental Income
+$549K
Total Position
$4.6M
+52%
8.7%/yr
Year 10
Capital Value
$5.5M
+79%
Rental Income
+$1.2M
Total Position
$6.7M
+118%
8.1%/yr
Year 20
Capital Value
$9.8M
+221%
Rental Income
+$2.8M
Total Position
$12.6M
+311%
7.3%/yr
Year 30
Capital Value
$17.6M
+474%
Rental Income
+$4.9M
Total Position
$22.5M
+635%
6.9%/yr

Location

Pererenan

Pererenan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.4% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Strong
$878 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
1000 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $878 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 1000 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.4% is near the market average — model your cashflow carefully

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
2.0%
$5,162/mo
40% occ.
2.8%
$7,031/mo
48% occ.
3.4%
$8,616/mo
current
58% occ.
4.1%
$10,485/mo

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.