COZY 4 BEDROOM VILLA FOR SALE LEASEHOLD NEAR PERERENAN BEACH BE-1009

COZY 4 BEDROOM VILLA FOR SALE LEASEHOLD NEAR PERERENAN BEACH BE-1009

Bali, Bali

$1.1M

Price

5.8%

ROI

4

Bedrooms

55%

Occupancy

4 Bathrooms
Ownership: leasehold
Land: 400 m²
Build: 300 m²
Est. Revenue: $102k/yr
Avg Nightly Rate: $503

Investment Analysis

Discover Tranquil Luxury in Pererenan Nestled in a quiet and peaceful area of Pererenan, this 4-bedroom villa is just minutes from the beach and a short walk to trendy cafes and restaurants. The location is ideal if you want to enjoy both nature and the vibrant life of Bali! Key Features Include:Prime Location: Close to the beach and trendy spots, offering the perfect blend of nature and active Balinese living. Spacious Living: Built on a 400 m² plot with a 300 m² building, offering ample space for comfort and relaxation. Exceptional Interior Design: Designed with meticulous attention to detail, featuring high-quality materials and a welcoming atmosphere. Outdoor Oasis: A magnificent designer swimming pool and sun areas for relaxation with friends. Elegant Accommodations: Four bedrooms, each with a functional bathroom, including a suite with a bathtub. This villa is the perfect retreat for family and friends, offering a cozy atmosphere and exceptional interior design. Don’t miss the opportunity to own this luxurious villa in Pererenan, where comfort meets convenience!

Bali Exception
Bali / Pererenan

COZY 4 BEDROOM VILLA FOR SALE LEASEHOLD NEAR PERERENAN BEACH BE-1009

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
300 m²
Land Plot
400 m²
Tenure
Lease 27yr
Yield Curve Status

Grade B investment — short-term rental yields 6.3% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score56
GradeB
Brixfox Intelligence
56BStrong
Score Breakdown
ROI & Yield62%
Capital Growth59%
Risk Profile58%
Market Demand56%

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
+6.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.0%
-$1K in 5yr (-0%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.3%
$5,773/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
22 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
16.0 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$503/night
50% ($252)Brixfox estimate($503/night)200% ($1006)
Occupancy
55%
10%Brixfox estimate(55%)100%

Short-Term Rental

Yearly income
$69,278
Airbnb data$503/night · 55% occupancy
Rental income
$503/night · 55% occ.
$101,732
Running costs (20%)
Utilities, cleaning, maintenance
-$20,346
Income tax (10%)
Indonesian rental income tax
-$10,173
Property tax
Annual property tax
-$1,934
Net income
6.3% ROI
$69,278

Long-Term Rental

Yearly income
$55,349
50 comps
Rental income
$8,252/mo
$79,222
Agency fee (10%)
Finder's fee per tenant
-$7,922
Vacancy (~8%)
1.5mo gap per tenancy
-$6,094
Income tax (10%)
Indonesian rental income tax
-$7,922
Property tax
Annual property tax
-$1,934
Net income
5.0% ROI
$55,349

Short-term rental earns 1.3x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 27 years remaining.

$3.2M$2.4M$1.6M$811K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $1.1MPeak Capital Value: Yr 2 ($1.1M)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 14: 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
$1.1M
-0%
22 years remaining
Rental Income
+$368K
Total Position
$1.5M
+33%
5.9%/yr
Year 10
Capital Value
$901K
-19%
17 years remaining
Rental Income
+$794K
Total Position
$1.7M
+53%
4.4%/yr
Year 15
Capital Value
$550K
-50%
12 years remaining
Rental Income
+$1.3M
Total Position
$1.8M
+66%
3.4%/yr
Year 20
Capital Value
$234K
-79%
7 years remaining
Rental Income
+$1.9M
Total Position
$2.1M
+90%
3.2%/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
Good
6.3% annual return
Occupancy
Average
55% average occupancy
Nightly Rate
Strong
$503 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Good
400 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
27 years remaining on lease

Top Highlights

Premium nightly rate of $503 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
27+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 55% — factor in seasonal gaps

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

35% occ.
3.9%
$3,630/mo
45% occ.
5.1%
$4,702/mo
55% occ.
6.3%
$5,773/mo
current
65% occ.
7.4%
$6,845/mo

Lease Timeline

27 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.