LUXURY JUNGLE 4 BEDROOM VILLA FOR SALE LEASEHOLD IN PERERENAN BE-2255

LUXURY JUNGLE 4 BEDROOM VILLA FOR SALE LEASEHOLD IN PERERENAN BE-2255

Bali, Bali

$420k

Price

11.4%

ROI

4

Bedrooms

57%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 300 m²
Build: 280 m²
Est. Revenue: $103k/yr
Avg Nightly Rate: $498

Investment Analysis

Welcome to a serene family home, nestled in a quiet green enclave and just 500 meters from the lively Pererenan junction, the villa offers a peaceful retreat while staying close to Bali’s vibrant hotspots.

Bali Exception
Bali / Pererenan

LUXURY JUNGLE 4 BEDROOM VILLA FOR SALE LEASEHOLD IN PERERENAN BE-2255

Inventory
4 Beds
Bathrooms
3 Baths
Built Area
280 m²
Land Plot
300 m²
Tenure
Lease 23yr
Yield Curve Status

Grade B+ investment — short-term rental yields 17.1% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score71
GradeB+
Brixfox Intelligence
71B+Strong
Score Breakdown
ROI & Yield78%
Capital Growth75%
Risk Profile72%
Market Demand71%

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
+14.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-2.6%
-$55K in 5yr (-13%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
17.1%
$5,968/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
5.9 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$498/night
50% ($249)Brixfox estimate($498/night)200% ($997)
Occupancy
57%
10%Brixfox estimate(57%)100%

Short-Term Rental

Yearly income
$71,613
Airbnb data$498/night · 57% occupancy
Rental income
$498/night · 57% occ.
$103,354
Running costs (20%)
Utilities, cleaning, maintenance
-$20,671
Income tax (10%)
Indonesian rental income tax
-$10,335
Property tax
Annual property tax
-$735
Net income
17.1% ROI
$71,613

Long-Term Rental

Yearly income
$37,893
50 comps
Rental income
$5,565/mo
$53,422
Agency fee (10%)
Finder's fee per tenant
-$5,342
Vacancy (~8%)
1.5mo gap per tenancy
-$4,109
Income tax (10%)
Indonesian rental income tax
-$5,342
Property tax
Annual property tax
-$735
Net income
9.0% ROI
$37,893

Short-term rental earns 1.9x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 23 years remaining.

$2.7M$2.0M$1.3M$668K$0Yr 0Yr 5Yr 10Yr 15Yr 20Purchase PriceIlliquid zoneUnsellableToday: $420KPeak 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
$365K
-13%
18 years remaining
Rental Income
+$380K
Total Position
$745K
+77%
12.2%/yr
Year 10
Capital Value
$235K
-44%
13 years remaining
Rental Income
+$821K
Total Position
$1.1M
+151%
9.7%/yr
Year 15
Capital Value
$109K
-74%
8 years remaining
Rental Income
+$1.3M
Total Position
$1.4M
+243%
8.6%/yr
Year 20
Capital Value
$27K
-94%
3 years remaining
Rental Income
+$1.9M
Total Position
$2.0M
+365%
8.0%/yr

Location

Bali

Pererenan, Approximate area

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Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
17.1% annual return
Occupancy
Average
57% average occupancy
Nightly Rate
Strong
$498 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
300 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Good
23 years remaining on lease

Top Highlights

High rental yield at 17.1% — outperforms most Bali villas
Premium nightly rate of $498 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 57% — factor in seasonal gaps

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

37% occ.
11.0%
$3,846/mo
47% occ.
14.0%
$4,907/mo
57% occ.
17.1%
$5,968/mo
current
67% occ.
20.1%
$7,029/mo

Lease Timeline

23 years remaining
Caution Zone

Approaching the illiquid zone. Plan your exit within the next 8 years while the property is still easy to sell.

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.