Brand New 3 Bedroom Villa for Sale and Rent in Bali Pererenan Tumbak Bayuh - RF931A

Brand New 3 Bedroom Villa for Sale and Rent in Bali Pererenan Tumbak Bayuh - RF931A

Pererenan, Bali

$277k

Price

10.1%

ROI

3

Bedrooms

39%

Occupancy

3 Bathrooms
Ownership: Leasehold
Land: 160 m²
Build: 200 m²
Est. Revenue: $41k/yr
Avg Nightly Rate: $288

Investment Analysis

Nestled in Tumbak Bayuh, Pererenan, this villa enjoys a strategic location, providing easy access to local amenities and a 4-minute drive to Jungle Padel. Spann...

3-bedroom leasehold villa in Pererenan — photo 1 of 5
Bali Home Immo
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Brand New 3 Bedroom Villa for Sale and Rent in Bali Pererenan Tumbak Bayuh - RF931A

Pererenan · Pererenan · Ref BF-131150 Source verified · Bali Home Immo · listed 17 Jun 2026
Asking price · Leasehold
$276,750
View original listing
Ownership
Leasehold
Bedrooms
3
Bathrooms
3
Built area
200 m²
Land
160 m²
True net yield
5.0%
≈ $2,329/mo net after costs & tax
5-yr total return (net + appreciation)
13.3% / yr avg
Payback in ~10 yrs from rent
Brixfox Score 66 · B+
39 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

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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.

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Nightly Rate (ADR)
$288/night
50% ($144)Brixfox estimate($288/night)200% ($576)
Occupancy
39%
10%Brixfox estimate(39%)100%

Short-Term Rental

Yearly income
$27,949
Airbnb data$288/night · 39% occupancy
Rental income
$288/night · 39% occ.
$40,619
Running costs (20%)
Utilities, cleaning, maintenance
-$8,124
Income tax (10%)
Indonesian rental income tax
-$4,062
Property tax
Annual property tax
-$484
Net income
10.1% ROI
$27,949

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$276,750
Lease transfer & notarial admin (~1%)$2,768
Notary & registration$1,800
Legal / due diligence$2,768
Total acquisition costs$7,336
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$5,000
($0–$10,000)
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$40,700
All-in investment$329,786

Gross yield (asking)

14.7%

True gross yield (all-in)

12.3%

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 39 years remaining.

$2.3M$1.7M$1.2M$580K$0Yr 0Yr 10Yr 20Yr 30Purchase PriceIlliquid zoneUnsellableToday: $277KPeak Capital Value: Yr 14 ($377K)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 9: 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
$321K
+16%
34 years remaining
Rental Income
+$148K
Total Position
$469K
+70%
11.1%/yr
Year 10
Capital Value
$364K
+32%
29 years remaining
Rental Income
+$320K
Total Position
$685K
+147%
9.5%/yr
Year 15
Capital Value
$375K
+36%
24 years remaining
Rental Income
+$520K
Total Position
$895K
+223%
8.1%/yr
Year 20
Capital Value
$345K
+25%
19 years remaining
Rental Income
+$751K
Total Position
$1.1M
+296%
7.1%/yr

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
10.1% annual return
Occupancy
Weak
39% average occupancy
Nightly Rate
Strong
$288 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Average
160 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
39 years remaining on lease

Top Highlights

High rental yield at 10.1% — outperforms most villas in this market
Premium nightly rate of $288 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 39% — 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.
7.8%
$1,799/mo
40% occ.
10.5%
$2,413/mo
39% occ.
10.1%
$2,329/mo
current
49% occ.
12.8%
$2,942/mo

Lease Timeline

39 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.