OFFPLAN 3 BEDROOM VILLA FOR SALE LEASEHOLD IN PERERENAN BE-2488

OFFPLAN 3 BEDROOM VILLA FOR SALE LEASEHOLD IN PERERENAN BE-2488

Bali, Bali

$375k

Price

7.6%

ROI

3

Bedrooms

55%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 297 m²
Build: 128 m²
Est. Revenue: $63k/yr
Avg Nightly Rate: $314

Investment Analysis

Nestled in the heart of Pererenan, one of Bali’s most desirable and fast-growing neighborhoods, this villa offers the best of both worlds — a peaceful private retreat just minutes from trendy cafés, boutiques, and the vibrant Seminyak and Canggu hotspots.

Bali Exception
Bali / Pererenan

OFFPLAN 3 BEDROOM VILLA FOR SALE LEASEHOLD IN PERERENAN BE-2488

Inventory
3 Beds
Bathrooms
4 Baths
Built Area
128 m²
Land Plot
297 m²
Tenure
Lease 26yr
Yield Curve Status

Grade B+ investment — short-term rental yields 11.5% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score68
GradeB+
Brixfox Intelligence
68B+Strong
Score Breakdown
ROI & Yield75%
Capital Growth71%
Risk Profile70%
Market Demand68%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+11.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.3%
-$6K in 5yr (-2%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
11.5%
$3,604/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
8.7 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$314/night
50% ($157)Brixfox estimate($314/night)200% ($629)
Occupancy
55%
10%Brixfox estimate(55%)100%

Short-Term Rental

Yearly income
$43,245
Airbnb data$314/night · 55% occupancy
Rental income
$314/night · 55% occ.
$62,717
Running costs (20%)
Utilities, cleaning, maintenance
-$12,543
Income tax (10%)
Indonesian rental income tax
-$6,272
Property tax
Annual property tax
-$656
Net income
11.5% ROI
$43,245

Long-Term Rental

Yearly income
$31,065
50 comps
Rental income
$4,570/mo
$43,869
Agency fee (10%)
Finder's fee per tenant
-$4,387
Vacancy (~8%)
1.5mo gap per tenancy
-$3,375
Income tax (10%)
Indonesian rental income tax
-$4,387
Property tax
Annual property tax
-$656
Net income
8.3% ROI
$31,065

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

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$375,000
BPHTB (freehold transfer tax)$18,750
Notary & registration$1,800
Legal / due diligence$3,750
Total acquisition costs$24,300
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$3,200
($0–$6,400)
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$42,900
All-in investment$445,400

Gross yield (asking)

16.7%

True gross yield (all-in)

14.1%

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

Leasehold with 26 years remaining.

$1.9M$1.4M$959K$479K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $375KPeak Capital Value: Yr 1 ($378K)Paid 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 8: 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
$369K
-2%
21 years remaining
Rental Income
+$230K
Total Position
$598K
+60%
9.8%/yr
Year 10
Capital Value
$279K
-26%
16 years remaining
Rental Income
+$496K
Total Position
$775K
+107%
7.5%/yr
Year 15
Capital Value
$159K
-58%
11 years remaining
Rental Income
+$804K
Total Position
$963K
+157%
6.5%/yr
Year 20
Capital Value
$59K
-84%
6 years remaining
Rental Income
+$1.2M
Total Position
$1.2M
+226%
6.1%/yr

Location

Bali

Pererenan, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
11.5% annual return
Occupancy
Average
55% average occupancy
Nightly Rate
Strong
$314 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
297 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
26 years remaining on lease

Top Highlights

High rental yield at 11.5% — outperforms most villas in this market
Premium nightly rate of $314 — 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 55% — 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

35% occ.
7.2%
$2,265/mo
45% occ.
9.4%
$2,934/mo
55% occ.
11.5%
$3,604/mo
current
65% occ.
13.7%
$4,273/mo

Lease Timeline

26 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.