Brand New 5 Bedroom Luxury Villa for Sale and Rent in Bali Tumbak Bayuh - RF1658

Brand New 5 Bedroom Luxury Villa for Sale and Rent in Bali Tumbak Bayuh - RF1658

Pererenan, Bali

$2.0M

Price

6.7%

ROI

5

Bedrooms

40%

Occupancy

Ownership: Leasehold
Build: 828 m²
Est. Revenue: $194k/yr
Avg Nightly Rate: $1322

Investment Analysis

Limited availability from 19 July until 1 November 2026 Can be visited from 16/07/2026 2 Units Available Situated in the serene locale of Pererenan,...

5-bedroom leasehold villa in Pererenan — photo 1 of 5
Bali Home Immo
5-bedroom leasehold villa in Pererenan — photo 2 of 5
5-bedroom leasehold villa in Pererenan — photo 3 of 5
5-bedroom leasehold villa in Pererenan — photo 4 of 5
5-bedroom leasehold villa in Pererenan — photo 5 of 5

Brand New 5 Bedroom Luxury Villa for Sale and Rent in Bali Tumbak Bayuh - RF1658

Pererenan · Pererenan · Ref BF-130744 Source verified · Bali Home Immo · listed 17 Jun 2026
Asking price · Leasehold
$1,974,827
View original listing
Ownership
Leasehold
Bedrooms
5
Built area
828 m²
True net yield
3.5%
≈ $11,046/mo net after costs & tax
5-yr total return (net + appreciation)
9.9% / yr avg
Payback in ~15 yrs from rent
Brixfox Score 65 · B+
40 yrs left on lease
Modelled from Airbnb listings we track across Pererenan — live calendar data. Projections are estimates, not financial advice.

What nearby Airbnbs actually earn

Brixfox tracks the live availability calendars of Airbnb listings around this property. The rates and occupancy below are observed from real bookings — this is the data behind every yield figure on this page.

Location

Pererenan

Pererenan, Pin from agency listing

Loading Map...

Airbnb Comp Analysis

Finding Airbnb comps...

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.

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$1,322/night
50% ($661)Brixfox estimate($1,322/night)200% ($2643)
Occupancy
40%
10%Brixfox estimate(40%)100%

Short-Term Rental

Yearly income
$132,554
Airbnb data$1,322/night · 40% occupancy
Rental income
$1,322/night · 40% occ.
$194,300
Running costs (20%)
Utilities, cleaning, maintenance
-$38,860
Income tax (10%)
Indonesian rental income tax
-$19,430
Property tax
Annual property tax
-$3,456
Net income
6.7% ROI
$132,554

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$1,974,827
Lease transfer & notarial admin (~1%)$19,748
Notary & registration$1,800
Legal / due diligence$19,748
Total acquisition costs$41,296
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$20,700
($0–$41,400)
Furnishing & STR launch
5bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$57,300
All-in investment$2,094,123

Gross yield (asking)

9.8%

True gross yield (all-in)

9.3%

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 40 years remaining.

$11.5M$8.6M$5.7M$2.9M$0Yr 0Yr 10Yr 20Yr 30Yr 40Purchase PriceIlliquid zoneUnsellableToday: $2.0MPeak Capital Value: Yr 15 ($2.8M)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 13: 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
$2.3M
+16%
35 years remaining
Rental Income
+$704K
Total Position
$3.0M
+52%
8.7%/yr
Year 10
Capital Value
$2.7M
+34%
30 years remaining
Rental Income
+$1.5M
Total Position
$4.2M
+111%
7.8%/yr
Year 15Peak
Capital Value
$2.8M
+40%
25 years remaining
Rental Income
+$2.5M
Total Position
$5.2M
+165%
6.7%/yr
Year 20
Capital Value
$2.7M
+35%
20 years remaining
Rental Income
+$3.6M
Total Position
$6.2M
+216%
5.9%/yr

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

Try one of these

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.7% annual return
Occupancy
Weak
40% average occupancy
Nightly Rate
Strong
$1322 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
40 years remaining on lease

Top Highlights

Premium nightly rate of $1322 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
40+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 40% — 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

30% occ.
5.0%
$8,154/mo
40% occ.
6.7%
$10,968/mo
current
40% occ.
6.7%
$11,047/mo
current
50% occ.
8.4%
$13,861/mo

Lease Timeline

40 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.